Updated: October 12, 2018

Welwyn Garden City conveyancing solicitor fees

No Move, No Fee conveyancing in Welwyn Garden City

Conveyancing solicitor fees are what you pay to your Welwyn Garden City conveyancing solicitor for the legal work associated with buying or selling a property.

Are Welwyn Garden City conveyancing fees and costs fixed?

Some conveyancing solicitors in Welwyn Garden City offer services on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase goes through.

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, such as landlord's notice fees or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Welwyn Garden City cost?

While conveyancing fees in Welwyn Garden City will usually match prices elsewhere in the UK, the disbursements required can vary. For example, council search fees will vary and additional region-specific searches, e.g. transport searches, may be needed.

With Quittance, there are no hidden fees or surprises in the small print. For a standard home sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Welwyn Garden City

In carrying out the legal work for the purchase of a house or flat, a conveyancing solicitor in Welwyn Garden City will examine the draft contract and investigate the property's title and deliver their report on title to the purchaser.

The conveyancer will make recommendations once their enquiries are complete, offer pragmatic solutions and ensure the title is transferred to the new owner.

This section of the article discusses those residential property types which may be of interest to homebuyers who want conveyancing solicitors in Welwyn Garden City.

Your Welwyn Garden City conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Welwyn Garden City, it is paramount that you confirm that they can act on behalf of your mortgage lender, whether you are obtaining a mortgage from Santander, Ahli United Bank or any other lender.

The majority of banks and building societies are only prepared to work with a restricted panel of solicitors or licensed conveyancers. If your solicitor is not on the panel of your mortgage lender, the lender will probably need a second solicitor firm to act in their interests.

The buyer will then have to cover this second solicitor's fees, and weeks could be added to the conveyancing process.

Your property purchase can be seriously delayed if you fail to confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors can act for all lenders.

Conveyancing Searches (Welwyn Hatfield Council)

Searches are enquiries made by Welwyn Garden City conveyancing solicitors to highlight issues affecting the property being purchased. They include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • 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 - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Purchasers will be told if your chosen lender insists on any additional searches, such as a radon gas search or a Forestry Commission search.

Welwyn Hatfield Council has a usual delivery time of 6 weeks for property searches. In these circumstances, faster personal searches will be recommended.

Checking planning permission status

Office copies will also be applied for from the Land Registry by your conveyancing solicitor. This will help to expose any potential issues, such as rights or restrictions on how the property may be used or discrepancies between the property boundaries and the title plan.

Welwyn Hatfield Council Council Tax

Welwyn Hatfield Council calculate your council tax based on a number of factors such as the size of the property and the property's value as at 1 April 1991. For example, the occupier of a Tax Band E property in the Welwyn Hatfield Council area would pay annual council tax of £2,115.

Conveyancing solicitors in Welwyn Garden City will inform a purchaser of the property's band once 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 £1,586.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is armed forces accommodation. The Valuation Office Agency work out bands for new build homes, and where the owner has requested a revaluation.

Band Welwyn Hatfield Council Tax (2018)
A £1,154
B £1,346
C £1,538
D £1,730
E £2,115
F £2,500
G £2,884
H £3,461

Can I lower my band?

To challenge your banding contact:

Valuation Office Agency
St. Peters House
45 Victoria St
St. Albans

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Welwyn Garden City properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

The threshold for SDLT for a home is £125k.

Quittance's investment in the latest case management system means that HMRC filing objections are a thing of the past.

This table sets out SDLT for typical property in Welwyn Garden City:

  Average selling price (2017) Stamp Duty Land Tax
Average price £471,663 £13,583.15
Average price (detached) £762,184 £28,109.20
Average new build £228,520 £2,070.40
Homeowners must pay a higher rate of SDLT when buying a second home. So if a second home was bought for £471,663 then the stamp duty total will be £37,733.04.

Stamp duty relief for first-time buyers in Welwyn Garden City

Relief is available on home purchases below £300,000 for first-time buyers.

Conveyancing solicitors in Welwyn Garden City will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Welwyn Garden City

New build site

It is risky to purchase a leasehold house or flat if you don't know what you are getting into. Exponential ground rents, restrictions on the use of the property and leases with fewer than 80 years to run are but a few of the many traps lying in wait for an uninformed buyer.

Serious consequences can result from an inexperienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A specialist conveyancing solicitor in Welwyn Garden City will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent or landlord enquiries
  • service charges for relevant date periods
  • alterations since the lease was granted
  • flats in the same block with disparity between their leases

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Welwyn Garden City?

New build building site

Based on Her Majesty's Land Registry data, the average value of Welwyn Garden City new build properties is £228,520. 22 newly-constructed homes were purchased in Welwyn Garden City last year.

Acquiring a new build property is more involved than any other type of conveyancing. To prevent difficulties arising a Welwyn Garden City conveyancing solicitor must be mindful of both region-specific issues and also should check a range of issues, e.g. dealing with failures to arrange warranty provider inspections and confirming Section 38 agreements.

Our team of new build conveyancers deliver an independent assessment of the legal title of the house or flat, with close attention paid to issues ranging from the home's subsequent resaleability to exponential ground rent and service charges (where applicable).

Hertfordshire Conservation areas

Purchasing property in a conservation area-protected street usually means that the local character will be preserved. However, conservation area constraints will affect your home.

Called Article 4 directions, these conditions may include restrictions on the removal of front boundary walls, railings or fences, restrictions on the use of external insulation or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, the local council could order the owner to pay for the work needed to make the home compliant, even where the alterations were made by the previous owner.

Parts of Welwyn Garden City lie within a Welwyn Hatfield LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Welwyn Garden City's conservation areas.

Conveyancing - Selling a property in Welwyn Garden City

Conveyancing for a property sale is generally simpler than when purchasing. When buying, the burden is on the buyer to validate that the title of the property does not have any legal issues.

Conversely, with a sale, conveyancing solicitors in Welwyn Garden City acting for the vendor need only answer any enquiries made by the buyer's solicitor.

What can you do to improve the odds of your sale going through?

Properties can face numerous potential roadblocks (for example a boundary dispute) which may delay the conveyancing process.

Don't bury your head as solicitors are trained to unearth any such issues. The best course of action is to seek out professional help and work to resolve it ASAP.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold property is significantly more time-consuming than for a more straightforward freehold house.

Conveyancing solicitors in Welwyn Garden City will also carry out additional work, which could include approaching the managing company for a comprehensive pack of information, through to details of any disputes with the current leaseholder.

To accelerate the handling of the leasehold work, it is highly recommended that you instruct a leasehold expert as soon as possible.

What if your conveyancing solicitors are acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, SRA rules restrict the same solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a house or flat in Welwyn Garden City, and a Quittance conveyancer is acting for the other side, you may want to instruct a property solicitor firm in Welwyn Garden City to undertake your legal work.

Local Welwyn Garden City conveyancing solicitor directory

  • Foreman Laws LLP, 10 Parkway, Welwyn Garden City, Hertfordshire, AL8 6HG
  • Crane & Staples, Longcroft House, Fretherne Road, Welwyn Garden City, Hertfordshire, AL8 6TU
  • Ewart Price, 1st Floor, 16-18 Church Road, Welwyn Garden City, Hertfordshire, AL8 6PS
  • Sunnyfields Solicitors, 2 Falcon Gate, Shire Park, Welwyn Garden City, London, Hertfordshire, AL7 1TW
  • Tesco Plc, Tesco House, Shire Park, Kestrel Way, Welwyn Garden City, Hertfordshire, AL7 1GA

Conveyancing - Remortgaging a property in Welwyn Garden City

People remortgage a home for a number of reasons, including wanting a more flexible mortgage, or releasing funds to help pay for home improvements. The main reason, however, is to benefit from a lower interest rate.

An efficient conveyancing solicitor in Welwyn Garden City will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a crucial factor in getting on to the rate you want.

It is crucial that the property lawyer carrying out the remortgage can represent your chosen mortgage lender. Quittance Conveyancing are on all major UK lenders' panels. So whether you are changing to a lifetime tracker mortgage with Santander or to a joint mortgage with the Harpenden Building Society, Quittance can help.

Gaynor Haliday, Legal researcher

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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