Award-winning No Move, No Fee conveyancing for Stowmarket home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying or selling a house or flat, and need conveyancing solicitors in Stowmarket, our no sale, no fee property lawyers are here to help.
We prioritise proactive communication to keep you updated 24/7 and our 100% fixed conveyancing fees service means no hidden fees.
Our no sale no fee service means that should your home move not go ahead, you won't incur any conveyancing solicitors' legal fees.
Stowmarket's most communicative conveyancing service
Unresponsive solicitor firm communication is one of the most aggravating parts of the home moving process.
The client service charters of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are particularly focused on the issue of low standards of conveyancing solicitor communication.
Despite attempts by regulators to address the issue, inadequate communication is perhaps the most frequent cause of complaints made by buyers and sellers.
Keeping you in the loop
Our Stowmarket conveyancing solicitors deliver an exceptional property legal service. We provide buyers and sellers with an informative and proactive service using phone, email and via online case management, every day of the week:
- Best Stowmarket conveyancing solicitors fees
- Your dedicated lawyer's direct line
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
- Instant progress updates via SMS, phone and email
- View your conveyancing case online
Updated: October 12, 2018
Stowmarket conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Stowmarket
Conveyancing solicitor fees will be paid to your Stowmarket conveyancing solicitor for the legal work involved in moving home.
Are Stowmarket conveyancing fees and costs fixed?
Our solicitors work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Stowmarket who will work on an hourly rate. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase completes.
What are disbursements?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as local authority searches or telegraphic transfer fees.
How much will the total Stowmarket solicitor conveyancing fees be?
Though conveyancing fees in Stowmarket will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and specific extra searches, e.g. a flooding search, may be necessary.
For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Stowmarket
Caveat emptor, meaning 'let the buyer beware', was the legal principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and a purchaser must still investigate the house or flat they plan to buy.
A Stowmarket conveyancing solicitor will make recommendations following their enquiries, find solutions to outstanding defects and other issues and ensure that the change of ownership is registered at the Land Registry.
This section of the article considers the kinds of residential property that involve additional hazards for people who need conveyancing solicitors in Stowmarket for a purchase.
- Conveyancing solicitors in Ipswich
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- Conveyancing solicitors in Suffolk
Your Stowmarket conveyancing solicitor must be lender-approved
Before you instruct a Stowmarket conveyancing solicitor, it is vital that you check that they can act in the interests of your lender, whether you are obtaining a mortgage from Barclays Bank, the Swansea Building Society or any other lender.
Many banks and building societies will only work with a restricted group of legal firms that meet stringent standards. If a solicitor is not on the panel of your lender, the lender will require a different legal firm to complete the legal work.
The buyer will usually need to pay this alternate lawyer's fees, and the conveyancing process can take much longer.
Our solicitors can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Mid Suffolk District Council searches and other searches
Property searches (sometimes referred to as 'conveyancing searches') are submitted by Stowmarket conveyancing solicitors to help spot problems that might compromise the value of your home. They include:
|Local Authority (LA) search||reveals issues like whether the adjoining road and pavement are publicly maintained|
|Drainage & Water search||identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.|
|Environmental search||shows whether the surrounding environment is suitable for the purchaser|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
Additional searches, such as a more detailed flood report or an agricultural search, may also be advised in the initial LA and Environmental searches.
Mid Suffolk District Council has an approximate delivery time of 20 weeks for LA searches. A private search company will be able to provide this information sooner.
Ensuring planning permission is in place
Official Entries will also be ordered from HM Land Registry by the conveyancing solicitor acting for the homebuyer. This helps to find any planning issues, for example outbuildings lying outside the boundary or the breach of a restrictive covenant.
Mid Suffolk District Council Council Tax
Mid Suffolk District Council calculate council tax on Stowmarket homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Tax Band C residential property in Stowmarket, the council tax amount would be £1,479 per year.
Conveyancing solicitors in Stowmarket will inform the purchaser of the home's council tax band once they are made aware.
If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,110.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is a 'granny annexe'.
|Band||Mid Suffolk District Council Tax (2018)|
Can I challenge my council tax band?
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 20 were approved and the tax was reduced. To appeal contact:
Valuation Office Agency
St. Clare House
Stamp Duty on Stowmarket properties
Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.A property buyer will usually need to pay Stamp Duty Land Tax if the residential property they are purchasing is valued at over £125,000.
Quittance's specialist post-completion team will ensure that the complicated SDLT1 form is completed and submitted to HMRC without delay.
See SDLT examples for properties in Stowmarket:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£347,894||£7,394.70|
|Average new build||£260,344||£3,017.20|
Stamp duty relief for first-time buyers in Stowmarket
In 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not let out. For example, if a homeowner bought a second property in Stowmarket for the average price of £262,737 the stamp duty would be £21,018.96.
Stowmarket conveyancing solicitors should ensure an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Stowmarket
It has been recently reported that in excess of 100,000 UK property owners face leases with problematic lease terms. The many potential traps lying in wait for the unsuspecting purchaser include ground rent multipliers and unreasonable lease extension premiums.
A specialist conveyancing solicitor in Stowmarket will investigate aspects of the leasehold purchase, such as :
- reviewing the lease itself (some documents can be centuries old)
- dealing with landlords
- service charges
- residents' memoranda and articles of association
Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Stowmarket?
According to data gathered by the HM Land Registry, the average purchase price of a new build in Stowmarket is £254,583. 6 new builds have been bought in Stowmarket in 2018 so far.
Buying a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a Stowmarket conveyancing solicitor must be mindful of Stowmarket-specific factors and needs to consider a range of factors, such as advising on mortgage offer flexibility for delayed completion and investigating road and drainage issues.
Our award-winning new build conveyancing team are experts in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.
Conservation areas in Suffolk
Whether you are going to buy a thatched cottage or a Tudor home, if the property is in an officially designated conservation area, your plans to develop the property may not be permitted by Mid Suffolk District Council.
These restrictions can include:
- Restrictions on the removal or addition of front boundary walls
- Restrictions on the installation of skylights
- Limits on extensions (even if within Permitted Development rights)
The local council can order any non-compliant alterations to a property to be changed or removed.
Parts of Stowmarket lie within a Mid Suffolk LPA-governed conservation area. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Stowmarket's conservation areas.
Conveyancing - Selling a property in Stowmarket
The legal work involved in a property sale is much easier than for a purchase. The purchaser needs to carry out a comprehensive legal review into the property's title and other legal aspects, whilst conveyancing solicitors in Stowmarket acting for the seller just collates information and replies to the solicitor's standard and additional enquiries .
What could go wrong?
Issues, such as an issue with noisy neighbours, can actually endanger your home move if ignored.
It is usually a good idea for vendors to face any such problems head on and fix them.
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a neighbour? What to do before selling your home
Read more sale conveyancing articles here.
The legal work for a leasehold property is quite a lot more protracted in comparison with a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Stowmarket will need to conduct additional tasks, and this could include requesting the latest service charge and ground rent statement or any details of rules covering common parts that are not contained in the lease.
To accelerate the handling of the leasehold work, it is highly recommended that you instruct a lawyer with leasehold experience as soon as is practicable.
Can your conveyancing solicitors act for the buyer and the seller of the same property?
A conveyancer regulated by the CLC can act for both the buyer and the seller. However, SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.
You may want to instruct a property solicitor firm in Stowmarket to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.
Local Stowmarket conveyancing solicitor directory
- Gudgeons Prentice, Buttermarket, Stowmarket, Suffolk, IP14 1ED
- Haywards, 7-9 Tavern Street, Stowmarket, Suffolk, IP14 1PJ
Conveyancing - Remortgaging a property in Stowmarket
Although people consider remortgaging for a range of reasons, homeowners generally remortgage a home simply to get a better rate.
You should be able to enjoy a better rate sooner by using a more efficient conveyancing solicitor in Stowmarket. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.
The property lawyer conducting the legal work must also be able to act on behalf of your chosen mortgage lender. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are switching to a 95% mortgage with Santander or to a joint mortgage with the Yorkshire Building Society, we can assist.
About the author
Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.
Read more about this Quittance Legal Expert
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