Award-winning No Move, No Fee conveyancing for Thetford home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With guaranteed fixed conveyancing fees and a focus on enhanced communication, our team understand how to minimise the stress of moving home.
Every year our property lawyers deliver an award-winning No Sale, No Fee service to home buyers and sellers looking for conveyancing solicitors in Thetford and across Norfolk.
If, for any reason at all, your property sale or purchase does not complete our no move no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Thetford's most communicative conveyancing service
Approximately 50% of those who participated in a survey commissioned by InfoTrack did not get adequate communication from their conveyancing firm.
The regulatory bodies for Thetford property solicitors are particularly concerned with generally improving communication standards, and the service level directives of the CLC and the Law Society's CQS make explicit reference to communication standards.
Even so, inefficient communication is one of the most common sources of complaints made to the Legal Ombudsman.
Our team of Thetford conveyancing solicitors offer an exceptional conveyancing service. We provide clients with an informative and proactive service by phone, email and via online case management, every day of the week:
- Best Thetford conveyancing solicitors fees
- 24/7 access to your online conveyancing file
- Regular updates by your chosen method (including SMS, phone and email)
- Direct line of your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Thetford conveyancing solicitor fees
No Move, No Fee conveyancing in Thetford
Conveyancing solicitor fees are the costs you pay your Thetford conveyancing solicitor for the legal work involved in moving home.
How are Thetford conveyancing fees calculated?
We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Thetford who will work on an hourly rate. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.
Are there any other costs?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like Stamp Duty Land Tax (SDLT) or ID checks.
How much will the total conveyancing fees in Thetford cost?
Thetford conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as a flooding search, may be necessary.
There are no hidden costs or surprises to be paid with Quittance. For a standard conveyancing transaction, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Thetford
Caveat emptor (buyer beware), was the legal principle of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it is still the duty of a buyer's solicitor to investigate their intended purchase.
A conveyancing solicitor in Thetford will offer suggestions and advice after making their enquiries, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.
The following section considers those residential property types that may be of interest to people who want conveyancing solicitors in Thetford for a purchase.
- Conveyancing solicitors in Dereham
- Conveyancing solicitors in Great Yarmouth
- Conveyancing solicitors in Kings Lynn
- Conveyancing solicitors in Norwich
- Conveyancing solicitors in Norfolk
Your Thetford conveyancing solicitor must be lender-approved
Whether your mortgage is with a large lender like Lloyds Bank or a financial institution such as Whistletree, before instructing a Thetford conveyancing solicitor it is paramount that you confirm that they are approved by your chosen lender.
The majority of banks and building societies only accept a restricted group of solicitors or licensed conveyancers. If your solicitor cannot act for your chosen lender, the lender will probably need an alternative firm to complete the legal work.
The home buyer will usually need to pay this second solicitor's costs, and weeks could be added to the conveyancing process.
Our solicitors can act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Breckland District Council)
Residential property searches are questions asked of various bodies by Thetford conveyancing solicitors to give details about the property being purchased.
Mortgage lenders also expect searches (as set out in the CML Handbook) to be purchased. These include:
|Local Authority (LA) search||contains information about the property and surrounding area held by Breckland District Council|
|Drainage & Water search||includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.|
|Environmental search||covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
Additional searches, such as a highways search or a ground stability report, may also be referred to in the initial search results.
Breckland District Council has a usual lead time of 10 weeks for conveyancing searches. A local search provider will be able to provide this information faster.
Ensuring planning permission is in place
Official Entries (or 'office copies') will also be obtained by the homebuyer's conveyancing solicitor. This will help to expose planning issues, for example a restrictive covenant against certain alterations or errors on the title plan.
Breckland District Council Council Tax
The amount of council tax a homeowner in Thetford will pay to Breckland District Council will depend on the property's value and the number of residents. For instance a house in the Breckland District Council area in Tax Band E would pay £2,109 per annum.
Conveyancing solicitors in Thetford will inform a 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 £1,582.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or for foreign language students.
|Band||Breckland District Council Tax (2018)|
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 were upheld and the tax was reduced. To challenge your banding contact:
Valuation Office Agency
St. Andrews Business Park
Stamp Duty on Thetford properties
The purchaser's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If your home costs more than £125k then you will have to pay SDLT.
With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See Stamp Duty Land Tax examples for homes in Thetford:
|Average sale price (2018 to date)||Stamp Duty|
|Average price (detached)||£297,615||£4,880.75|
|Average new build||£110,417||£0.00|
Stamp duty relief for first-time buyers in Thetford
As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.
Thetford conveyancing solicitors will ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Thetford
Purchasing a leasehold home if you don't know what you are getting into is ill-advised. Increasing ground rents, undisclosed major works and reversionary interests are but a few of the many potential difficulties lying in wait for the unsuspecting buyer.
If you intend to purchase a property with a lease, a good conveyancing solicitor in Thetford will consider possible leasehold issues, for example :
- sometimes ancient and arcane lease documents
- dealing with freeholders
- service charges, ground rents and buildings insurance arrangements
- share of freehold complexity
Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Thetford?
The average sale price of Thetford new build properties is £110,417, according to information compiled by HM Land Registry. 2 new build homes have been bought in Thetford in 2018 so far.
Purchasing a new build home requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Thetford needs to be conscious of local Thetford considerations and should check numerous things, such as working to tight developer deadlines and confirming Section 38 agreements.
Quittance Conveyancing deliver an impartial assessment of the legal title of the house or apartment, paying close attention to issues ranging from unreasonable leasehold terms to an assessment of other risks, such as future local development.
Conservation areas in Norfolk
Your conveyancing solicitor will check if the property you are going to buy is in one of Thetford's conservation areas. If it is, the property will be affected by specific constraints. Referred to as Article 4 directions, these restrictions could include a wide range of constraints from restrictions on VELUX windows, to general restrictions governing unsympathetic additions or modifications.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.
Parts of Thetford are within a conservation area governed by the Breckland local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Thetford.
Conveyancing - Selling a property in Thetford
Conveyancing for a house sale is less complicated than when purchasing. The buyer will have to go through a detailed legal assessment on the property and its legal title, whilst conveyancing solicitors in Thetford acting for the seller just replies to the solicitor's standard and additional enquiries.
Why do sales fall through?
A property can be burdened by numerous challenges (for example missing planning regulations or being a listed building with non-compliant alterations) that have the capacity to draw out the conveyancing process for weeks.
In the majority of cases, you should address any such problems immediately.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
Read more helpful advice for sellers here.
Sale conveyancing for a leasehold property
Conveyancing for a leasehold flat (leasehold houses are rare) is quite a lot more technical than for a freehold property.
Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Thetford, for example getting the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.
It is highly recommended that you instruct a property lawyer with leasehold experience as early as possible to reduce delays.
Can your conveyancing solicitors act for both sides?
CLC-regulated conveyancers can act for both sides. However, SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale.
You can contact a property solicitor firm in Thetford to handle your legal work, if we are carrying out the legal work for the other side.
Local Thetford conveyancing solicitor directory
- Rudlings Wakelam, 1 Well Street, Thetford, Norfolk, IP24 2BL
- Metcalfe Copeman & Pettefar LLP, Cage Lane, Thetford, Norfolk, IP24 2DT
- Ashtons Legal, Fairstead House, 7 Bury Road, Thetford, Norfolk, IP24 3PL
- Spire Solicitors LLP, 40 High Street, Watton, Thetford, Norfolk, IP25 6AE
Conveyancing - Remortgaging a property in Thetford
Homeowners remortgage for a number of reasons, including releasing funds to help kids get on the property ladder, or getting onto a longer fixed-rate term. The main reason, however, is to secure a preferential rate.
A good conveyancing solicitor in Thetford 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 play a key role in getting onto your new rate as quickly as possible.
To make sure that the lender's interests are protected, a property lawyer will represent both you and the new lender.
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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