Award-winning No Move, No Fee conveyancing for Waltham Cross home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer 100% fixed conveyancing fees, and because we prioritise better communication, you will never be uninformed about how your move is progressing.
Whether you are buying or selling a house or flat and need conveyancing solicitors in Waltham Cross, our award-winning no sale, no fee property lawyers are here to help.
In the event that your property sale or purchase does not complete our no sale no fee service means you won't have to pay any conveyancing solicitors' fees.
Waltham Cross's most communicative conveyancing service
Almost 50% of the home buyers responding to market research commissioned by InfoTrack did not receive sufficient communication from their conveyancing firm.
The charters of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are particularly concerned with the issue of low standards of conveyancing solicitor communication.
Despite attempts by the SRA and the Council for Licensed Conveyancers to address the issue, a Conveyancing Association-commissioned survey of 1,500 people revealed nearly half of homemovers thought that their sale or purchase would have completed sooner with more effective communication.
Quittance Conveyancing's Waltham Cross conveyancing solicitors aim to give you an informative and proactive conveyancing service 7 days a week, using the communication method of your choice:
- Best Waltham Cross conveyancing solicitors fees
- Real-time case status notifications via smartphone, tablet and PC
- Innovative case handling technology
- Your lawyer's personal extension numbers
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Waltham Cross conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Waltham Cross
Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Waltham Cross for the legal work associated with moving home.
Are Waltham Cross conveyancing fees and costs fixed?
Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Waltham Cross who offer services on a fees per hour basis. Your conveyancing quote will set out what you will pay 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 solicitor's conveyancing fees.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy checks or office copies.
How much will conveyancing in Waltham Cross cost in total?
While conveyancing fees in Waltham Cross will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.
With Quittance Conveyancing, there are absolutely no hidden costs. For standard conveyancing transactions, what 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 Waltham Cross
Recent changes to the law mean that a seller must now disclose issues concerning their property to their estate agent and to the purchaser.
It remains, however, the duty of a Waltham Cross conveyancing solicitor to investigate the property, so that they can deliver their report on title to the purchaser, offer pragmatic solutions and ensure the title is transferred to the new owner.
This article considers those areas of the legal process for conveyancing solicitors in Waltham Cross necessitating a deeper level of knowledge.
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Your Waltham Cross conveyancing solicitor must be lender-approved
Property purchasers have access to around 100 UK lenders, from a less common lender like Accord Mortgages, to a large lender such as Santander. Before choosing a Waltham Cross conveyancing solicitor, whoever you choose, it is paramount that you confirm that they are on the approved solicitor panel of your mortgage lender.
Quite a few mortgage lenders are only prepared to work with a restricted panel of legal firms. If your conveyancer is unable to act for your mortgage lender, the lender will require a second firm to act in their interests.
The purchaser will be expected to pay this alternative lawyer's fees and the conveyancing process could take much longer.
Quittance Conveyancing can act on behalf of all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Broxbourne Council)
Searches are enquiries made of various authorities by Waltham Cross conveyancing solicitors to provide information about your new home.
Searches are primarily performed to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Further searches, such as a more detailed flood report or a more detailed environmental report, may also be recommended following the initial searches.
Broxbourne Council has a usual lead time of 8 weeks for property searches. As a result, regulated searches will be faster.
Official Entries will also be obtained by the conveyancing solicitor acting for the buyer, assisting with the identification of any planning issues. These issues could include outbuildings missing from the title plan or neighbours' rights of access.
Broxbourne Council Council Tax
Broxbourne Council calculate council tax on Waltham Cross homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a property in the Broxbourne Council area in Band D would pay £1,613 per annum.
A conveyancing solicitor in Waltham Cross will inform a buyer of the property's tax band once 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 £1,210.
Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is a hall of residence.
|Band||Broxbourne Council Tax (2018)|
Are you paying too much?
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:
Valuation Office Agency
305 Chase Rd
Stamp Duty on Waltham Cross properties
Stamp duty will need to be paid by the property purchaser on properties sold for more than £125,000.
The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.
Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.
See table below for SDLT examples for properties in Waltham Cross:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£622,616||£21,130.80|
|Average new build||£913,206||£35,660.30|
Stamp duty relief for first-time buyers in Waltham Cross
First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not let out. E.g. if a second home was bought for £408,376 then the SDLT including the surcharge would be £32,670.08. .
Conveyancing solicitors in Waltham Cross will confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Waltham Cross
Buying a leasehold house or flat can be complex, compared to buying a freehold home. Numerous legal issues could be awaiting the unsuspecting buyer, including freeholds sold without first refusal to leaseholders, unreasonable ground rents and sub-letting restrictions.
If you are planning to purchase a house or flat with a lease, a experienced conveyancing solicitor in Waltham Cross will investigate aspects of the leasehold purchase, e.g. annual statements of account and budgets for service charges, flats in the same block with disparity between their leases and reviewing correspondence between the freeholder and leaseholder.
Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.
Buying a 'New Build' property in Waltham Cross?
The average sale price of Waltham Cross new build properties is £308,750, according to the Land Registry. 2 brand new homes have been bought in Waltham Cross in 2018 so far.
A new-build conveyancing solicitor in Waltham Cross will need to be familiar with regional factors and the extra complexities of new build, like checking the suitability of new build insurance, checking that any contracts allow for future 'common parts' maintenance and checking new build warranties with warranty providers, including NHBC Buildmark, Zurich Municipal and AHCI.
Our new build conveyancing team specialise in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.
London Conservation areas
Your conveyancing solicitor will confirm whether the residential property you are planning to buy is in a conservation area in Waltham Cross. If it is, the house could be affected by specific restrictions. Referred to as Article 4 directions, these restrictions can include:
- Restrictions on the addition of a porch
- Possible restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Waltham Cross's conservation areas.
Conveyancing - Selling a property in Waltham Cross
Conveyancing for a sale of a home is less difficult than for a purchase. When buying, the responsibility is on the buyer to ensure that the property they are purchasing is mortgageable and free from legal issues.
Conversely, when selling, conveyancing solicitors in Waltham Cross acting for the person selling need only respond to the buyer's questions.
What could jeopardise the sale process?
Homes will frequently have many issues (e.g. a boundary dispute or being a listed building with non-compliant alterations) that have the capacity to protract or even derail the conveyancing process.
You shouldn't ignore this, trusting that the issue won't be discovered. Get advice, face the issues head on, and find a solution promptly.
- 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
For more conveyancing advice for sellers click here.
Selling a leasehold property
Conveyancing for a leasehold flat (leasehold houses are uncommon) is quite a lot more specialised than for a freehold house.
Conveyancing solicitors in Waltham Cross will also need to carry out additional work, such as requesting the latest service charge and ground rent statement, through to any information about regulations affecting the property that are not in the lease.
To speed up the leasehold conveyancing process, it is strongly advised that the vendor contacts a leasehold expert as soon as possible.
What if you are already acting for the other side?
SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.
You may want to instruct a property solicitor firm in Waltham Cross to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local Waltham Cross conveyancing solicitor directory
- Telford Homes Plc, Telford House, Britannia Road, Queens Gate, Waltham Cross, Hertfordshire, EN8 7TF
Conveyancing - Remortgaging a property in Waltham Cross
Saving money on a lower rate is generally why homeowners opt to remortgage. There are other reasons, including fixing the mortgage on a new discounted rate, or releasing capital.
You should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in Waltham Cross. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.
It is vitally important that the property lawyer undertaking the legal work can act on behalf of your chosen mortgage lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are changing to a flexible mortgage with the HSBC or to a fixed-rate mortgage with the Dudley Building Society, our remortgage team can assist.
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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