Award-winning No Move, No Fee conveyancing for Tring home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We prioritise proactive communication to keep you updated 24/7 and our 100% fixed conveyancing fees service means no hidden fees.
Every year Quittance Conveyancing's expert property lawyers deliver an expert no sale, no fee service to property sellers and purchasers looking for conveyancing solicitors in Tring.
If, for any reason at all, your sale or purchase does not ultimately go ahead our no move no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Tring's most communicative conveyancing service
According to a survey commissioned by Veyo, one third of the respondents said they were not kept informed by the [solicitor].
The Conveyancing Quality Scheme (CQS) official client charter is aimed at conveyancing solicitors improving conveyancing solicitor communication.
Nonetheless according to a survey commissioned by the Conveyancing Association, around a quarter of conveyancing transactions collapsed due to inefficient communication.
Keeping you updated
Quittance Conveyancing's Tring conveyancing solicitors aim to provide a dedicated and proactive conveyancing service by email, phone and online, every day of the week:
- Best Tring conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Your conveyancer's email address and direct line
- Regular progress notifications via SMS, phone and email
- Award-winning case tracking system
Updated: October 12, 2018
Tring conveyancing solicitor fees
No Move, No Fee conveyancing in Tring
Conveyancing solicitor fees are the charges you pay to your Tring conveyancing solicitor for the legal work associated with buying or selling a property.
How are Tring conveyancing fees calculated?
Our solicitors 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 Tring who offer services on a cost per hour basis. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase goes through.
What are disbursements?
In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as telegraphic transfer fees or property searches.
How much will the total Tring solicitor conveyancing fees be?
Conveyancing solicitor fees in Tring will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, e.g. a commons registration search, may be necessary.
There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Tring
The legal work for a property buyer needs the Tring conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing easements) to a flying freehold affecting the mortgageability of the property.
The property lawyer will report their findings back to the buyer and their bank or lender (if there is a mortgage), iron out any legal issues and register the title in the new owner's name.
This section of the article discusses those parts of the buying process for conveyancing solicitors in Tring where additional expertise is critical.
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Your Tring conveyancing solicitor must be lender-approved
There are many lenders, from a major lender such as the Nationwide Building Society, to a less common mortgage lender like the Darlington Building Society. Before you choose a Tring conveyancing solicitor, it is paramount that you confirm that they are on the panel of your chosen lender.
Your lawyer may not be able to carry out the legal work for your chosen lender, because some banks and building societies are only happy to work with a select panel of solicitors or licensed conveyancers.
If that is the case, the lender will probably need a second law firm to carry out the legal work, and you will be expected to pay this substitute solicitor's costs. The additional work can mean the process takes much longer.
Our conveyancing solicitors can perform the conveyancing for all banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Dacorum Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are applied for by Tring conveyancing solicitors to expose problems that might affect how much your home will be worth.
Searches are carried out primarily to satisfy lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your solicitor will make you aware if your chosen lender insists on any further searches, e.g. a tin mining search or a commons registration search.
Dacorum Borough Council has an approximate lead time of 12 weeks for searches. In these circumstances, faster personal searches will be recommended.
The conveyancing solicitor acting for the buyer also retrieves an 'Official Copy of the Title Register' from HM Land Registry, assisting with the identification of planning issues, for example neighbours' rights of access or a difference between the agent's floorplan and the title plan.
Dacorum Borough Council Council Tax
The amount of council tax a homeowner in Tring will pay to Dacorum Borough Council will depend on the property's value and the number of residents. For example, the occupier of a Valuation Band B residential property in the Dacorum Borough Council area would pay annual council tax of £1,317.
A conveyancing solicitor in Tring will inform a buyer of the property's tax band once they are themselves notified.
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 reduces the tax due to 75% which would equal £988.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or if an occupier is a student nurse.
|Band||Dacorum Borough Council Tax (2018)|
Can I challenge my council tax band?To appeal contact:
Valuation Office Agency
St. Peters House
45 Victoria St
Owners can ask for their property to be reassessed.
Stamp Duty on Tring properties
With some exceptions, if you buy a property over the £125,000 threshold you will have to pay stamp duty. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.
Quittance's specialist post-completion team will ensure that the required SDLT1 form is completed and submitted to HMRC without delay.
The following table illustrates Stamp Duty Land Tax examples for typical properties in Tring:
|Average sale price (2017)||SDLT|
|Average price (detached)||£764,135||£28,206.75|
|Average new build||£287,125||£4,356.25|
Stamp duty relief for first-time buyers in Tring
Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k.
Conveyancing solicitors in Tring should ensure an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Tring
Buying a leasehold house or flat without understanding the implications can be fraught with risk. The many potential traps lying in wait for the unsuspecting purchaser could include:
- marriage value issues
- exponential ground rents
- undisclosed major works
A competent conveyancing solicitor in Tring will investigate aspects of the leasehold purchase, e.g. :
- checking the lease itself
- dealing with freeholders
- any recent demands for service charges and ground rent
- reserve funds
- notices served on the freeholder
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Tring?
12 new build houses and flats were purchased in Tring last year, (source: Her Majesty's Land Registry). The average cost of new build homes in Tring is £287,125.
A new-build conveyancing solicitor in Tring must be mindful of both local considerations and new build-specific issues, like dealing with delays associated with off-plan, working to builders' exchange timelines and checking new build warranties with warranty providers, including NHBC, Premier Guarantee? and Protek.
Our award-winning new build conveyancing team specialise in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.
Hertfordshire Conservation areas
If you are planning to buy a property in one of Tring's conservation areas, the property must be compliant with any local conservation area restrictions. These restrictions may include:
- Restrictions on painting external walls
- Restrictions on the display of advertisements
- Restrictions on the erection of outbuildings
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 Tring are within a conservation area governed by the Dacorum local planning authority (LPA). Your conveyancing solicitor will address whether your planned purchase is located one of Tring's conservation areas.
Conveyancing - Selling a property in Tring
The conveyancing process on a property sale usually requires less work than for a purchase. During the sale of a house or flat, caveat-emptor' means that the onus is solely on the buyer to satisfy themselves that the property is mortgageable and free from legal issues.
In contrast, for a sale, conveyancing solicitors in Tring acting for the vendor just answer any enquiries made by the buyer's solicitor.
What can sellers do to reduce the risk of an abortive sale?
A property will often come with a series of possible issues (such as previous or historic subsidence or excessive service charges) that can slow or frustrate a sale.
In most cases, it is a good idea for vendors to tackle any such problems head on.
- No electrical completion certificate? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
Conveyancing for a leasehold flat or house is much more difficult than for a freehold house.
Conveyancing solicitors in Tring will also carry out additional work, for example requesting all relevant freeholder information, through to details of the length of leases of other flats in the block.
To speed up the leasehold conveyancing process, it is strongly advised that the seller instructs a leasehold specialist as soon as the property is marketed, if not before,.
What if you are already acting for the other side?
A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale.
If you are buying or selling a Tring home, and a Quittance solicitor is doing the legal work for the other side, you may wish to contact a law firm in Tring to carry out your legal work.
Local Tring conveyancing solicitor directory
- Legal & Property Limited, Ariel House, Frogmore Street, Tring, Hertfordshire, HP23 5AU
- Hughes & Company, The Old Bakery, Frogmore Street, Tring, Hertfordshire, HP23 5XA
- Pictons Solicitors LLP, 11 High Street, Tring, Hertfordshire, HP23 5AL
Conveyancing - Remortgaging a property in Tring
Although people consider remortgaging for a range of reasons, homeowners usually remortgage their home to secure a preferential rate.
You will typically be able to benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Tring. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting on to the rate you want.
The property lawyer will represent both you and the mortgage provider to confirm the interests of the lender are covered.
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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