Award-winning No Move, No Fee conveyancing for Wellingborough home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer guaranteed fixed conveyancing fees, and our focus on better communication means you will never be uninformed about the legal side of your move.
If you are buying or selling a home and need conveyancing solicitors in Wellingborough, our No Sale, No Fee property lawyers are here to help.
In the event that your property sale or purchase does not proceed our no move no fee service means you will not have to pay any conveyancing solicitors' legal fees.
Wellingborough's most communicative conveyancing service
Infrequent property lawyer communication is one of the most stressful elements of moving home.
In fact, good conveyancing solicitor communication is considered so critical for a smooth move that the CLC (Council for Licensed Conveyancers) Client Charter specifically references tackling the issue.
Notwithstanding attempts by the Council for Licensed Conveyancers and the SRA to address the issue, inadequate communication is one of the most common sources of complaints made by buyers and sellers.
Keeping you in the loop
Our Wellingborough conveyancing solicitors aim to give you a dedicated and proactive conveyancing service wherever you are, using the communication method of your choice:
- Cheapest Wellingborough conveyancing solicitor fees
- Personal extension numbers for your conveyancing lawyer
- Proactive updates by SMS, phone and email
- 24/7 access to your complete file online
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Wellingborough conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Wellingborough
Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Wellingborough for handling the legal work for your move.
How are Wellingborough conveyancing fees calculated?
Some conveyancing solicitors in Wellingborough work on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on a No Sale, No Fee basis, with no hidden extras. Your quote will set out what you will be charged when your sale or purchase completes.
Are there any other costs?
In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as HMLR fees or indemnity insurance.
How much will conveyancing in Wellingborough cost in total?
Though conveyancing fees in Wellingborough will be the same as anywhere else in the country, the disbursements required can vary. For example, council search fees will vary and additional region-specific searches, e.g. a mining search, may be needed.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are no unexpected costs or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Wellingborough
Purchase conveyancing will need a conveyancing solicitor in Wellingborough to consider a wide range of issues. Examples of such issues are problems with the property's title (e.g. no 'absolute' title) and sitting tenants affecting the mortgageability of the home.
The property lawyer will report their findings back to the buyer and their lender, deal with any legal problems and ensure the title is transferred to the new owner.
The following section offers advice to assist people who want conveyancing solicitors in Wellingborough for a purchase.
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- Conveyancing solicitors in Northamptonshire
Your Wellingborough conveyancing solicitor must be lender-approved
Whether your mortgage is with a major lender like Lloyds Bank or a niche mortgage lender such as Scottish Widows, before appointing a Wellingborough conveyancing solicitor it is vital that you check that they can act on behalf of your chosen lender.
A lot of banks and building societies will only accept a select panel of solicitors or licensed conveyancers. If your conveyancer can't act for your chosen lender, the lender will require an alternative legal firm to act in their interests.
The purchaser will then have to cover this alternative lawyer's costs and significant delays to your move could occur.
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 (Wellingborough Council)
Property searches are enquiries made of various authorities by Wellingborough conveyancing solicitors to identify issues affecting your new home. They include:
- Local Authority search - includes the LLC1 and CON29 which includes whether there is a certificate of lawfulness of use
- Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
- Environmental search - environmental issues that could adversely affect the property
- Chancel repair liability - some Wellingborough property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
Your lawyer will tell you if your chosen lender needs any additional searches, such as a highways search or a disadvantaged area search.
Homebuyers can expect a lead time of up to 6 weeks for property searches from Wellingborough Council. Your solicitor will instead apply for personal searches, which are usually faster.
Finding planning permissions
Official Entries (or 'office copies') will also be ordered from HMLR by your conveyancing solicitor, helping to evidence any issues, for example a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.
Wellingborough Council Tax
As a homeowner in Wellingborough, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, a home in the Wellingborough area in Tax Band D would pay £1,626 per annum.
A conveyancing solicitor in Wellingborough will inform a buyer of the home's council tax band once they are themselves notified.
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 £1,219.
Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or if the property is armed forces accommodation. New build homes are assessed by the Valuation Office Agency and allocated a band.
|Band||Wellingborough Tax (2018)|
Can you challenge the council tax bracket?
The Valuation Office Agency should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
59-77 Sheep St
Stamp Duty on Wellingborough properties
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.If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay stamp duty.
Quittance Conveyancing's case management software integrates with electronic filing gateway to ensure that the stamp duty is paid quickly and with minimal fuss.
See examples for typical Wellingborough properties:
|Average selling price (2017)||SDLT|
|Average price (detached)||£326,932||£6,346.60|
|Average new build||£278,881||£3,944.05|
Stamp duty relief for first-time buyers in Wellingborough
Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.
Conveyancing solicitors in Wellingborough will ensure the correct calculation is made.
Buying a flat? Leasehold conveyancing in Wellingborough
The possible drawbacks of leasehold property ownership are of serious concern for buyers of leasehold property. The many potential traps awaiting an uninformed purchaser include unreasonable ground rents and undisclosed major works.
A good conveyancing solicitor in Wellingborough will consider potential leasehold issues, including dealing with freeholders and managing agents, reviewing the lease and short leases.
Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Wellingborough?
The average price for Wellingborough new build property is £202,612, according to data compiled by HM Land Registry. 4 new build houses and flats have been bought in Wellingborough in 2018 so far.
A new-build conveyancing solicitor in Wellingborough must be familiar with both local considerations and the specific issues associated with new build, like investigating issues with drains and roads that serve the property and handling unreasonable delays.
Our award-winning new build conveyancing team are experts in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.
Northamptonshire Conservation areas
Your conveyancing solicitor will confirm whether the property you are going to buy is in one of Wellingborough's conservation areas. If it is, the property could be affected by certain conditions. These restrictions may include restrictions on the removal of front boundary walls, railings or fences, limitations on new outbuildings or restrictions on the addition of flues and soil vent pipes.
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.
The Wellingborough local planning authority has assigned conservation area-status to parts of Wellingborough. Conservation areas in Wellingborough include Ecton, Finedon and Earls Barton. Your conveyancing solicitor will address whether your planned purchase is located one of Wellingborough's conservation areas.
Conveyancing - Selling a property in Wellingborough
The legal work involved in a sale of a home is much simpler than for a purchase. When property changes hands, the burden is on the buyer to verify that the house or flat is legally sound.
Conversely, with a sale, conveyancing solicitors in Wellingborough acting for the vendor only need to answer questions set by the buyer's conveyancing solicitor.
Factors that could delay or endanger the sale process
A house or flat can face any number of potential roadblocks (for example being situated on an unadopted road) that might threaten the completion of a sale.
Property experts will usually suggest to vendors that they face these issues head on and fix them.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
- Subsidence? What to do before selling your home
Read more sale conveyancing articles here.
Selling a leasehold property
The legal work for a leasehold flat (leasehold houses are not common) is a great deal more technical in comparison with a freehold house.
Wellingborough conveyancing solicitors will also carry out additional work, for example requesting all relevant freeholder information, through to details of any consents for alterations.
It is strongly advised that the seller instructs a leasehold-specialist conveyancer as early in the process as possible, potentially before putting the property on the market, to ensure any legal complexity is correctly handled.
Can Quittance conveyancers act for both the buyer and the seller of the same home?
Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.
You may want to instruct a property solicitor firm in Wellingborough to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.
Local Wellingborough conveyancing solicitor directory
- Glover Priest Solicitors Limited, 32a Sheep Street, Wellingborough, Northamptonshire, NN8 1BS
- Sp Law Incorporating Martin Adams and Mccoll Limited, Regent House, 61-62 Oxford Street, Wellingborough, Northants, NN8 4JJ
- Wilson Browne LLP, 60b Oxford Street, Wellingborough, Northamptonshire, NN8 4JJ
- Evans Cook Solicitors, 62 Broad Green, Wellingborough, Northamptonshire, NN8 4LQ
Conveyancing - Remortgaging a property in Wellingborough
Saving money on a lower interest rate is usually the main reason why homeowners opt to remortgage. There are other reasons, for example releasing capital to pay off other debts, or moving from a standard variable rate (SVR) to a fixed-rate.
A good conveyancing solicitor in Wellingborough will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With possible rate rises on the horizon, fast conveyancing can be a critical factor in getting the mortgage rate you want.
Your property lawyer needs to be able to act for your new bank or building society. Our conveyancing team are on all major lenders' panels. So no matter whether you are switching to a 100% mortgage with the NatWest or to a discounted-rate mortgage with the Market Harborough 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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