Award-winning No Move, No Fee conveyancing for Thorne home movers
By Gaynor Haliday , Oct 12, 2018
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and you will always be up to speed regarding the legal side of your move, thanks to our focus on proactive communication.
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Thorne, our expert No Sale, No Fee property lawyers are here to help.
Our no sale no fee service means should your move not proceed, you won't incur any conveyancing solicitors' legal fees.
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Thorne's most communicative conveyancing service
According to a survey of 220,000 home buyers and sellers commissioned by Modern Law Magazine, nearly 1/4 of conveyancing complaints stemmed from poor communication.
The Law Society's CQS official client charter is very focussed on encouraging better conveyancing solicitor communication.
Nevertheless, according to a survey carried out by OnePoll, around 25% of conveyancing transactions never complete as the result of delays caused by poor communication.
Keeping you in the loop
Quittance Conveyancing's Thorne conveyancing solicitors aim to deliver the UK's most proactive and informative conveyancing service. We strive to give you the information you need by phone, email and via our case management app, every day of the week:
- Best Thorne conveyancing solicitors fees
- Your dedicated lawyer's direct line and contact details
- Frequent case updates via SMS, phone and email
- Market-leading case tracking technology
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Thorne conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Thorne
Conveyancing solicitor fees are the charges you pay your Thorne conveyancing solicitor for handling the legal work for your move.
Are Thorne conveyancing fees and costs fixed?
Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Thorne who offer services on a cost per hour basis. Your quote will explain all fees and disbursements you will need to pay when your house or flat sale completes.
Are there any other costs?
On top of the conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like TT fees or HMLR fees.
How much will conveyancing in Thorne cost in total?
Although conveyancing fees in Thorne will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a historic mining search, may be needed.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Thorne
When carrying out the conveyancing for the purchase of a house or flat, the conveyancing solicitor in Thorne will examine the draft contract and investigate the property's title and report back in detail to the buyer and the lender.
After making their enquiries the conveyancer will offer suggestions and advice and will assist in resolving any issues and register the title in the new owner's name.
This section of the article examines elements of the buying process for conveyancing solicitors in Thorne needing a deeper level of knowledge.
- Conveyancing solicitors in Doncaster
- Conveyancing solicitors in Hillsborough
- Conveyancing solicitors in Sheffield
- Conveyancing solicitors in South Yorkshire
Your Thorne conveyancing solicitor must be lender-approved
There are around 100 UK lenders, from a financial institution like St James Place Bank, to a major lender such as the HSBC. Before you select a Thorne conveyancing solicitor, whoever you choose, it is very important that you make sure that they can act for your chosen lender.
A lot of mortgage lenders will only work with a selected list (known as a 'lender panel') of legal practices that meet stringent standards. If a solicitor cannot act for your chosen lender, the lender will probably require a different solicitor firm to complete the legal work.
The buyer will be expected to pay this substitute solicitor's fees and significant delays to your move could occur.
Quittance Conveyancing are on the panel 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
Doncaster Metropolitan Borough Council searches
Property searches are questions submitted to a number of authorities by Thorne conveyancing solicitors to help uncover relevant information about your new home.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
Further searches, such as a tin mining search or a more detailed environmental report, may also be advised following the initial searches.
The estimated lead time for Local Authority searches obtained from Doncaster Metropolitan Borough Council is 7 weeks. Your lawyer could instead use faster personal searches.
Checking planning permission status
Official Entries will also be applied for from HM Land Registry by the purchaser's conveyancing solicitor. This will help to highlight planning issues, such as the title plan showing only very general boundaries or rights or restrictions on how the property may be used.
Doncaster Metropolitan Borough Council Council Tax
The council tax paid by a homeowner is based on a variety of factors including the number of occupants aged over 18 and the property's value as at 1 April 1991. The occupier of a property in Band C, for example, would owe annual council tax of £1,383.
Thorne conveyancing solicitors will inform the buyer of the property's band after this is confirmed by the searches.
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 £1,037.
Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property was left empty by a bankrupt person. A property constructed after 1991 is assessed by the Valuation Office Agency (VOA).
|Band||Doncaster Metropolitan Borough Council Tax (2018)|
Is it possible to reduce my council tax band?To appeal contact:
Valuation Office Agency
Unit 1 Station Business Park
Holgate Park Drive
The Valuation Office Agency (VOA) should reassess a property's band on request.
Stamp Duty on Thorne properties
Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical purchaser. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.SDLT will be due from the purchaser on properties sold for more than £125,000 in England and Wales.
HMRC (formerly Inland Revenue) complications and objections are avoided using the latest integrated case management system.
See stamp duty examples for homes in South Yorkshire:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£260,050||£3,002.50|
|Average new build||£194,695||£1,393.90|
Stamp duty relief for first-time buyers in Thorne
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Thorne bought a second property for the average price of £159,561 the SDLT would be £7,978.05.
Thorne conveyancing solicitors will ensure the correct tax is paid.
Buying a flat? Leasehold conveyancing in Thorne
Purchasing a leasehold property is not as simple as purchasing a freehold home. Numerous legal issues could be awaiting the unsuspecting buyer, including:
- costly and undisclosed major works
- absent freeholders
- excessive freehold premiums
- increasing ground rents
If you intend to buy a leasehold home, a good conveyancing solicitor in Thorne will consider potential leasehold issues, e.g. :
- reviewing the lease itself (some documents can be centuries old)
- dealing with landlords
- current-year service charge estimates
Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Thorne?
The average cost of Thorne new build homes is £194,695, based on data published by the Land Registry. 147 new build homes have been bought in Thorne in 2018 so far.
Buying a new build home can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Thorne must be aware of local issues and should check a range of issues, including checking new build mortgage procedures are followed and confirming building regulation compliance.
Quittance Conveyancing deliver an independent view of the property's legal status, and in particular concerns like the home's subsequent mortgageability and likely freehold acquisition traps.
South Yorkshire Conservation areas
Whether you are going to buy a character cottage or a Tudor home, if the property is in a defined conservation area, any changes you can make to the property might not be accepted by Doncaster Metropolitan Borough Council.
These building controls could include restrictions on door and window styles, restrictions on extensions normally within Permitted Development rights or general restrictions governing the use of unsympathetic materials.
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 carried out the alterations.
The local planning authority (LPA) for Doncaster has designated conservation area status on certain areas of Thorne. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Thorne's conservation areas.
Conveyancing - Selling a property in Thorne
The legal work involved in a sale of a house or flat is much easier than for a property purchase. During the sale of a house or flat, the principle of 'buyer beware' means that the onus lies with the purchaser to determine whether the property is not legally defective.
Conversely, with a sale, conveyancing solicitors in Thorne acting for the current owner just answer the buyer's questions.
What can vendors do to improve the odds of your sale going through?
A home can be burdened by many possible difficulties (e.g. a complex 'Green Deal') which could delay the conveyancing process for weeks (or more).
It is better not to hide from the issue as solicitors are trained to unearth any such issues. Instead, get advice and deal with it proactively.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
Conveyancing for a leasehold flat or house is much more difficult than for a freehold house.
Thorne conveyancing solicitors must usually carry out further legal work. This can involve sourcing detailed managing agent information, through to information about any reserve fund that may be held.
It is highly recommended that the vendor contacts a leasehold-specialist lawyer as soon as possible to reduce delays.
What if Quittance is acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale and purchase.
You could contact a property solicitor firm in Thorne to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.
Local Thorne conveyancing solicitor directory
- Bridge Sanderson Munro, 7b, Finkle Street, Thorne, Doncaster, South Yorkshire, DN8 5DE
- Kenyon Son & Craddock In Association With Henshaw Pratt, 32 South Parade, Thorne, Doncaster, South Yorkshire, DN8 5DX
- Chris Stevenson Solicitors, Whitegates, 103 Thorne Road, Doncaster, South Yorkshire, DN2 5BE
Conveyancing - Remortgaging a property in Thorne
Although people consider remortgaging for a range of reasons, people will generally remortgage their home to lower their monthly repayments.
A proactive conveyancing solicitor in Thorne will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
The property lawyer carrying out your remortgage should also be able to act for your preferred mortgage lender. Our conveyancers are panel members of all major banks and building societies. So no matter whether you are switching to a fixed-rate mortgage with Birmingham Midshires or to a long-term fixed mortgage with the Harpenden Building Society, our remortgage specialists 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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