Award-winning No Move, No Fee conveyancing for Towcester home movers
By Gaynor Haliday , Oct 12, 2018
Quittance offer 100% fixed conveyancing fees, and because we focus on better communication between all parties, you will always be informed about the legal side of your move.
Every year Quittance Conveyancing's No Sale, No Fee property lawyers help home buyers and sellers looking for conveyancing solicitors in Towcester and across Northamptonshire.
Our no move no fee promise means that if your move does not go ahead, you will not have to pay any conveyancing solicitors' legal fees.
Get a conveyancing
- Property details
- About you
- Your quote
Towcester's most communicative conveyancing service
According to a poll carried out by the Law Society, more than 45% of those who took part said poor communication prolonged the home moving process.
Regulators for Towcester conveyancing solicitors are concerned with improving communication, and the client service charters of the Council for Licensed Conveyancers and the Conveyancing Quality Scheme (CQS) make reference to better communication standards.
Even though conveyancing regulators are addressing the problem, inefficient communication is one of the most common sources of complaints made by homemovers.
Quittance Conveyancing's Towcester conveyancing solicitors aim to offer the UK's most informative and proactive conveyancing service. We provide the information you need by email, phone and via our case management app, 7 days a week:
- Lowest Towcester conveyancing solicitors fees
- Direct line and email address for your conveyancing lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Proactive updates by your preferred contact method (including SMS, phone and email)
- Market-leading case handling technology
Updated: October 12, 2018
Towcester conveyancing solicitor fees
No Move, No Fee conveyancing in Towcester
Conveyancing solicitor fees are what you pay to your Towcester conveyancing solicitor for carrying out the legal work for a property transaction.
How are Towcester conveyancing fees calculated?
We work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Towcester who will work on a cost per hour basis. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.
Are there any other costs in addition to conveyancing fees?
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 leasehold information packs or HMLR fees.
How much will conveyancing in Towcester cost in total?
While conveyancing fees in Towcester will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as transport searches, may be needed.
There are no hidden costs or surprises to be paid with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Towcester
As a key part of the conveyancing for a property purchase, the conveyancing solicitor in Towcester will carry out due diligence on the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.
The purchaser's solicitor will give advice following their enquiries, deal with any legal problems and ensure that the full legal ownership is transferred.
This section considers the aspects of the legal process for conveyancing solicitors in Towcester where additional expertise is critical.
- Conveyancing solicitors in Brackley
- Conveyancing solicitors in Buckingham
- Conveyancing solicitors in Daventry
- Conveyancing solicitors in Kettering
- Conveyancing solicitors in Milton Keynes
- Conveyancing solicitors in Northampton
- Conveyancing solicitors in Northamptonshire
Your Towcester conveyancing solicitor must be lender-approved
Property purchasers have access to around 100 UK lenders, from a major lender such as the HSBC, to a less common mortgage lender like Atom Bank. Before you select a Towcester conveyancing solicitor, it is paramount that you confirm that they are on the approved solicitor panel of your lender.
Your solicitor may be unable to act for your lender, because some banks and building societies will only work with a select panel of legal firms.
Under these circumstances, the lender will need a second firm to carry out the legal work, and you will usually need to pay this alternate lawyer's costs. Resulting delays can jeopardise the whole purchase.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (South Northamptonshire Council)
Searches are submitted by Towcester conveyancing solicitors to identify any broader issues that might affect how much your home will be worth. They include:
|Local Authority (LA) search||reveals issues like whether the adjoining road and pavement are publicly maintained|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
More pertinent searches, such as a more detailed flood report or a more detailed environmental report, may also be referred to depending on the contents of the standard searches.
The estimated turnaround time for Local Authority searches ordered from South Northamptonshire Council is 6 weeks. Your conveyancer will recommend using a faster search agent.
Ensuring planning permission is in place
Your conveyancing solicitor will request an Official Copy of the Title Register from HMLR. This will help to reveal any issues. These issues could include discrepancies with the filed plan or that a restrictive covenant has been breached.
South Northamptonshire Council Tax
The council tax paid by a homeowner is based on a number of factors which include the size of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, for an average Valuation Band C house in Towcester, the amount of council tax would be £1,531.
A conveyancing solicitor in Towcester will inform a purchaser of the property's band as soon as they are made aware.
If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,149.
Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if the property is armed forces accommodation. New build properties are assessed by the Valuation Office Agency (VOA) and allocated a banding.
|Band||South Northamptonshire Tax (2018)|
Can I challenge my valuation?
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
59-77 Sheep St
Stamp Duty on Towcester properties
If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.
Quittance's investment in the latest case management system means that HMRC filing late filing penalties are a thing of the past.
See examples for typical local properties:
|Average sale price (2017)||SDLT|
|Average price (detached)||£434,872||£11,743.60|
|Average new build||£393,632||£9,681.60|
Stamp duty relief for first-time buyers in Towcester
Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000.
Towcester conveyancing solicitors will confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Towcester
It is estimated that over 100,000 homeowners in the UK have property leases with unreasonable terms. The many potential traps lying in wait for the unsuspecting purchaser could include sinking fund issues, exponential ground rents and unreasonable lease extension premiums.
If you are planning to buy a leasehold home, a good conveyancing solicitor in Towcester will consider potential leasehold issues, such as :
- checking the lease itself
- ground rents and service charges
- reviewing correspondence between the freeholder and leaseholder
- leases approaching 80 years remaining
- residents' memoranda and articles of association
Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our specialist leasehold conveyancing solicitors on 0800 612 0377 today.
Buying a 'New Build' property in Towcester?
The average value of a new build home in Towcester is £434,450, (Land Registry figures). 6 newly-constructed homes have been bought in Towcester in 2018 so far.
Acquiring a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a Towcester conveyancing solicitor should be aware of local factors and needs to check a range of issues, like dealing with lender conditions and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).
Our highly qualified new build conveyancing team specialise in working to tight developer deadlines and representing buyers to achieve the best outcome.
Northamptonshire Conservation areas
Your conveyancing solicitor will need to check whether the residential property you are going to buy is in one of Towcester's conservation areas. If it is, the house will be affected by specific conditions. These building controls, called Article 4 Directions, could include:
- Limits on the use of non-traditional building materials
- A ban on uPVC window frames
- Restrictions on outbuildings and extensions
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.
Parts of Towcester are within a conservation area governed by the South Northamptonshire local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Towcester.
Conveyancing - Selling a property in Towcester
The conveyancing process on a sale of a home is much easier than when purchasing. With a purchase, caveat-emptor' means that the onus lies entirely with the buyer to establish that the title of the property is not legally defective.
Conversely, with a sale, conveyancing solicitors in Towcester acting for the current owner need only answer the purchaser's enquiries.
Why do sales fall through?
Homes will often come with many challenges (such as chancel repair liability or a solar panel 'rent a roof' scheme) which may delay the conveyancing process.
In general, you should address any such problems immediately.
- No electrical completion certificate? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
Read more helpful advice for sellers here.
The legal work for a leasehold flat or house is quite a lot more complicated than for a more straightforward freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Towcester must carry out additional tasks, including obtaining all relevant freeholder information or a common parts fire risk assessment.
To accelerate the handling of the leasehold work, it is strongly advised that you instruct a leasehold expert as soon as possible.
Can your conveyancing solicitors act for both sides?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations ban the same solicitor from working on behalf of both sides in a house sale.
You could instruct a property solicitor firm in Towcester to carry out your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.
Local Towcester conveyancing solicitor directory
- Arnold Thomson Limited, 205 Watling Street West, Towcester, Northamptonshire, NN12 6BX
- Shepherd & Co, 184 Watling Street East, Towcester, Northamptonshire, NN12 6DB
Conveyancing - Remortgaging a property in Towcester
Whilst there are many reasons to consider remortgaging, homeowners usually remortgage to get a more affordable interest rate.
Homeowners can benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Towcester. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing your preferred rate.
The property lawyer conducting the legal work should also be able to act for your chosen lender. Our conveyancing team are on all major UK lenders' panels, so whether you are changing to a cashback mortgage with Lloyds Bank or to a joint mortgage with the Manchester 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
Instant onlineconveyancing solicitor quote
Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Towcester home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.
Get a quote
Get a conveyancing solicitor quote for your Towcester property sale, purchase or remortgage.Get a quote online
or call us on 0800 612 0377
Compare solicitor quotes
Find out more about how to compare conveyancing solicitor quotes in 2018.Find out more
If you have any questions or would like to discuss your sale or purchase with an expert, email us at:
Ask a conveyancing expert
If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know: