Award-winning No Move, No Fee conveyancing for Stratford Upon Avon home movers
By Gaynor Haliday , Oct 12, 2018
Every year our property lawyers deliver a specialist No Sale, No Fee service to home buyers and sellers looking for conveyancing solicitors in Stratford Upon Avon and across Warwickshire.
Quittance offer guaranteed fixed conveyancing fees, and you will always be kept in the loop about the legal side of your move, thanks to our commitment to proactive communication.
In the event that your home move does not proceed our no move no fee service means you will not have to pay any conveyancing solicitors' legal fees.
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Stratford Upon Avon's most communicative conveyancing service
Unresponsive communication on the part of the law firm will almost certainly add more stress to a sale or purchase.
The Conveyancing Quality Scheme (CQS) client service charter is geared towards conveyancing solicitors communicating better.
Despite attempts by the Council for Licensed Conveyancers and the SRA to address the issue, according to a Conveyancing Association-commissioned survey, over 1/5 of conveyancing transactions collapsed as the result of poor communication.
Our Stratford Upon Avon conveyancing solicitors deliver an unmatched conveyancing service. We deliver to homemovers a dedicated and proactive service using email, phone and online, every day of the week:
- Cheapest Stratford Upon Avon conveyancing solicitor fees
- Email address and DDI for your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
- Real-time progress updates by SMS, phone and email
- Mobile-friendly online case tracking system
Updated: October 12, 2018
Stratford Upon Avon conveyancing solicitor fees
No Move, No Fee conveyancing in Stratford Upon Avon
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Stratford Upon Avon for the legal work associated with moving home.
Do Stratford Upon Avon conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Stratford Upon Avon work on an hourly rate. Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your quote sets out exactly what you will be charged when your property transaction has completed.
Besides conveyancing fees, what other costs are there?
You will need to budget for 'disbursements', in addition to the legal fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Stamp Duty Land Tax or telegraphic transfer fees.
How much will the total Stratford Upon Avon solicitor conveyancing fees be?
Whilst conveyancing fees in Stratford Upon Avon will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.
For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Stratford Upon Avon
The conveyancing for a home purchase will require a conveyancing solicitor in Stratford Upon Avon to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and factors affecting the mortgageability (e.g. planning issues).
The buyer's lawyer will report their findings back to the buyer and their mortgage lender, assist in resolving any issues and confirm that the legal title passes to the new owner.
This article discusses those residential property types that involve additional hazards for people looking for conveyancing solicitors in Stratford Upon Avon for a purchase.
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- Conveyancing solicitors in Warwickshire
Your Stratford Upon Avon conveyancing solicitor must be lender-approved
Irrespective of whether you are getting a mortgage from Topaz Finance, Halifax or any other lender, before selecting a Stratford Upon Avon conveyancing solicitor it is paramount that you confirm that they can act in the interests of your mortgage lender.
Quite a few mortgage lenders only accept a restricted group of firms that meet stringent standards. If your solicitor is unable to act for your mortgage lender, the lender will require a second firm to act in their interests.
You will usually need to pay this alternate solicitor's costs and significant delays to your move could occur.
Our conveyancing solicitors are approved to act for 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
Conveyancing Searches (Stratford-on-Avon Council)
Property searches (sometimes referred to as 'conveyancing searches') are applied for by Stratford Upon Avon conveyancing solicitors to help identify problems that could impact the value of your house or flat. They include:
- Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Environmental search - shows whether the surrounding environment is suitable for the purchaser
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
You will be informed if your mortgage lender insists on any additional searches, for example a Crossrail search or a disadvantaged area search.
Stratford-on-Avon Council has a usual processing time of 10 weeks for Residential property searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
Office copies will also be ordered from HMLR by the purchaser's conveyancing solicitor, helping to evidence planning issues, such as that a restrictive covenant has been breached or discrepancies with the filed plan.
Stratford-on-Avon Council Tax
As a homeowner in Stratford Upon Avon, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, the occupier of a Tax Band C home in the Stratford-on-Avon area would pay annual council tax of £1,568.
Conveyancing solicitors in Stratford Upon Avon will inform the purchaser of the home's tax band as soon as 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 £1,176.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or where the property was left empty by a bankrupt person.
|Band||Stratford-on-Avon Tax (2018)|
Is it possible to appeal?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Manor House Drive
A property owner can also apply for their property to be reassessed. A refund may be due if the property is awarded a lower band.
Stamp Duty on Stratford Upon Avon properties
The current stamp duty threshold for residential properties is £125,000. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.
Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.
See examples for Warwickshire properties:
|Average selling price (2017)||SDLT|
|Average price (detached)||£413,951||£10,697.55|
|Average new build||£336,739||£6,836.95|
Stamp duty relief for first-time buyers in Stratford Upon Avon
Relief is available on home purchases below £300k for first-time buyers.
Stratford Upon Avon conveyancing solicitors should ensure the right amount is calculated.
Buying a flat? Leasehold conveyancing in Stratford Upon Avon
Research suggests that over 100,000 UK homeowners have leases with unreasonable lease clauses. Spiralling ground rents, leases with fewer than 80 years to run and sub-letting restrictions are but a few of the many potential difficulties lying in wait for an uninformed purchaser.
A good conveyancing solicitor in Stratford Upon Avon will investigate aspects of the leasehold purchase, for example :
- reviewing the lease itself (some leases are over 100 years old)
- dealing with landlords
- ground rents and service charges
- block management regulations that sit outside the lease
- service charge retentions
Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Stratford Upon Avon?
Based on local data compiled by HM Land Registry, 49 newly-constructed homes have been bought in Stratford Upon Avon in 2018 so far. The average cost of Stratford Upon Avon new build properties is £299,606.
Purchasing a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Stratford Upon Avon conveyancing solicitor must be conscious of local Stratford Upon Avon considerations and will examine a number of areas, including squaring developer incentives with lenders and verifying rights of easements.
Our highly qualified conveyancing team are specialists in working to tight developer deadlines and helping the buyer get the best possible purchase terms.
Conservation areas in Warwickshire
Your conveyancing solicitor will confirm whether the house you are going to buy is in one of Stratford Upon Avon's conservation areas. If it is, the house is affected by restrictions. These building controls, called Article 4 Directions, could include:
- Possible restrictions on solar panel positioning
- Restrictions on the use of external insulation
- Limits on extensions (even if within Permitted Development rights)
The local planning authority can order any non-compliant alterations to a property to be changed or removed.
The Stratford-on-Avon local planning authority has assigned conservation area-status to parts of Stratford Upon Avon. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Stratford Upon Avon's conservation areas.
Conveyancing - Selling a property in Stratford Upon Avon
The legal process for a sale of a home is less demanding than for a purchase. The purchaser has to carry out a detailed investigation into the property and its legal title, whereas conveyancing solicitors in Stratford Upon Avon acting for the vendor effectively just answers the buyer's questions.
What could put your sale at risk?
A home will often come with issues (such as not having full title or not being connected to the water mains) that can delay a transaction.
It is almost always a good idea that sellers address these issues immediately.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more sale conveyancing articles here.
Selling a leasehold property
The legal work for a leasehold property is significantly more involved in comparison with a freehold house.
Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Stratford Upon Avon, and this could include requesting all relevant freeholder information, through to any documentation relating to forfeiture proceedings.
To reduce leasehold-related delays, it is highly recommended that you instruct a lawyer as soon as is practicable.
What if you are already acting for the other side?
A CLC-regulated conveyancer can act for both parties. However, SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale.
You may wish to contact a law firm in Stratford Upon Avon to undertake your legal work, if a Quittance conveyancer is acting for the other side.0
Conveyancing - Remortgaging a property in Stratford Upon Avon
Benefitting from a lower rate to reduce monthly expenses is primarily why people decide to remortgage. There are other reasons, including the current mortgage deal coming to an end, or funding a one-off purchase.
A good conveyancing solicitor in Stratford Upon Avon can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.
The property lawyer handling the remortgage should also be able to act for your chosen bank or building society. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are switching to a cashback mortgage with the Nationwide Building Society or to a discounted-rate mortgage with the Yorkshire Bank, we can help.
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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