Abbots Langley Conveyancing Quote

Buying or Selling in Abbots Langley – 1st Move Conveyancing Abbots Langley are Specialist Solicitors with Local Expertise

IIf you need a conveyancing quote in Abbots Langley at Kenneth Elliott & Rowe Solicitors we make buying or selling your home as painless as possible.
We strive to deliver a first class service. We specialise in dealing with matters in Abbots Langley. We are experienced in both sales and purchases.

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Abbots Langley
  • Recommended – by our clients
  • Our lawyers – will be dedicated to your case and help you all the way.

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Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.

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Searches on my Conveyancing Quote

Do I need to get a local search LLC1 if I’m a cash buyer? Cash buyers do have a choice on what they get when they are purchasing a property and do not necessarily have to conduct a search. Many such clients think they know what a Official Local Authority search will reveal and may know about the Abbots Langley or surrounding neighbourhood however most conveyancers will still advise one. One of the main reasons is that the Local Authority search is the only place to reveal monies due to the local council and this is more commonly the case with .

When we order an Environmental check on the property mentioned on the conveyancing quote for the property in Abbots Langley what will it reveal? The search provides results of present and past pollution risks together with a assessment from an environmental expert confirming whether or not the area could be classified contaminated land by the council. It may also reveal other information such as whether the property is within a flood plain area (which may have an effect on the availability and cost of home insurance), whether it is on or near a landfill site and in an area of high subsidence or landslip. It may also shown whether the property is affected by coal mining and in an area where radon readings are over 100 Bq m-3.

Why is a a CON29DW fundamental if you want to extent or alter the property in Abbots Langley? One of the decisive details shows a plan of of any public sewer within the site you are buying. This is important because if you want to build within three metres of a public drain you might need a ‘Build-over Agreement’ with the water authority. This may hinder what you want to build and/or make the footings more costly.


Why use Kenneth Elliott & Rowe Solicitors t/a 1st Move Conveyancing for your move in Abbots Langley?

  • At 1st Move Conveyancing we believe our fixed price quote delivers excellent value for money.
  • We are a CQS (Conveyancing Quality Scheme) accredited firm of solicitors providing conveyancing to clients in Abbots Langley. Our processes and procedures have been approved by the Law Society,
  • Our quote is subject to our Terms and Conditions but there are No Hidden Extras.
  • Our guide to Unknown Costs and Limitations will give you an idea on what other possible costs or expenses to budget for outside the quote for the legal fees and known disbursements.

A solicitor you can trust – with you every step of the way

⭐️⭐️⭐️⭐️⭐️ Reviews of our Service

This is the second time we have used Kenneth Elliot and Rowe Solicitors the first being when we bought our property in 2017. This time we needed to remortgage and also redeem our help to buy loan. We had our case handled by Mouzzam Yamin and cannot fault the service we have received. He was patient and understanding and helped with any query we had and always replied back promptly. Thought this would be a much more stressful process considering the horror stories I have heard from people redeeming their help to buy loan but the whole process went through perfectly and on time. Thanks once again to Mouzzam and the team at KER.

Remember if the process drags on, we will not hit you with additional charges.

Our price is fixed.

General Conveyancing Tips

How long between exchange and completion? This is usually two weeks, but does not have to be. You can request a longer period if you are trading buying down and have a lot of items to get rid of. You can accelerate the process if it is your first buy. You may be able to exchange and complete simultaneously. However your instructions depend on what  others in the chain will comply with.

The Legal Ombudsman advises “Be wary of hidden costs, disbursements and VAT”. Disbursements are sums paid by conveyancing lawyers to third parties such as search fees and Land Registry fees and stamp duty. Double check when checking a estimate what disbursements apply to your matter and query any disbursements that haven’t been mentioned by other firms. For example, Firm B might quote legal fees at £99 cheaper than Firm A, but what about that unusual ‘disbursement’ of £125 that Firm B is charging as an ‘expedition fee’? In practice it may not really be a disbursement at all, but might be a way of Firm B making their overall quote sound better by adding on their legal fees disguised as ‘disbursements’. Make sure that any quotes you download contain all costs, disbursements and VAT. Beware of quotes that look a lot cheaper than others – as the saying goes, if it looks too good to be true, it probably is.

What is the difference between freehold and leasehold property? If you own a freehold property it invariable means you own a house or bungalow and that includes the whole building and the property it stands on. As you have everything you are responsible for all expenses required to sustain the fabric of the structure. Leasehold usually applies to flats or maisonettes although in some parts of the country including Abbots Langley some houses are also leasehold. Leasehold means you effectively lease a property for a number of years – usually a very long period of 99, 125 or even 999 years. You may pay a minor ground rent of a few hundred pounds to the freeholder each year. For leasehold there will be a lease agreement with the landlord setting out the rights and obligations including the requirement to pay jointly to the maintenance of the building in which the flat is located and possibly also building insurance.

FAQs in Abbots Langley

Are you able to oversee a mortgage with M&S Bank in Abbots Langley? Yes we are on the mortgage Panel for this lender.

Are you able to deal with Help to Buy ISAs in Abbots Langley? Yes we are on the panel so we can deal with Help to Buy ISAs.

What Stamp Duty will I pay if I am a first time buyer? First time buyers paying three hundred thousand pounds or less for a residential property will pay no Stamp Duty . If you are paying between £300,000 and £500k will pay SDLT at 5% on the amount of the purchase price in excess of £300,000 – a reduction of £5,000 compared to standard rates of Stamp Duty Land Tax. If the price is over half a million pounds there is no relief for the first time buyer and the normal rates apply. If you chose “yes” to the “First Time Buyer” toggle on the conveyancing quote the correct rate will calculate for you.

What SDLT if I am buying a second home in Abbots Langley? Buyers of additional residential properties, such as second homes and buy-to-let properties, will have to pay an extra 3% in on top of current rates of Stamp Duty for each band for all property over £40,000. If you press “yes” to the “Buy to Let/Second Owner” option on the conveyancing quote the correct rate will calculate for you.

If we are buying a maisonette what additional fees can we anticipate? This is one tricky area where we cannot give you all the costs up front in our quote. This is because leases vary in their requirements and also the costs charged by landlords and managing agents also vary. They can also be two parties to deal with i.e a freeholder and managing agents who both charge. These charges therefore vary considerably with some leasehold purchases the fees can be as low as £10 but in extreme cases the costs charged can be around £650. This is why the government is considering regulating this area.

I am the executor of my mother estate. Do you deal with sales by administrators? Yes. As executors of the Estate you can sell and our fees remain the same as our standard quote for this type of Seller.


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About Abbots Langley.

Abbots Langley is a large village and civil parish in the English county of Hertfordshire. It is an old settlement and is mentioned (under the name of Langelai) in the Domesday Book. Economically the village is closely linked to Watford and was formerly part of the Watford Rural District. Since 1974 it has been included in the Three Rivers district.

Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.


Use your Mobile Phone Call Us

You can immediately let your estate agent and mortgage company know we are acting for you.