Acklam Conveyancing Quote

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

IIf you need a conveyancing quote in Acklam 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 Acklam. We are experienced in both sales and purchases.

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

Conveyancing Quote Get an Instant Quote now.

For a detailed and instant specific quote please select the type of transaction and fill in the simple questions yes or no – no need to provide your name and email address to obtain an on screen quote.

You can then print or email the quote to yourself.

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

Searches on my Conveyancing Quote

What is included in a local authority search covering Acklam? There are two parts to a local authority search – LLC1 and Enquiries of the local authority. The second part of the search – CON29 – supplies information relating to whether the roadway abutting the property is maintained at public expense, proposals for new roadways, railway schemes or building consents relating to the property. The search can also include outstanding statutory notices, breaches of planning or building regulations or the existence of a compulsory purchase order. Environmental factors, such as whether the house stands on contaminated land or in a Radon gas affected area are also covered but see out comments on Environmental Searches also.

I am advised that the Con29 Searches in Acklam will show if the land is contaminated. Is that accurate? Not really. Whilst it is correct that councils are now in the process of finding contaminated ground and recording these areas on registers – this is a process which will take a number of years to accomplish. Needless to say any property included within these areas will be difficult to sell in the future. Unfortunately these records although disclosed by any local authority Search are likely to be incomplete.

Apart from showing that the house in Acklam is connected to the mains water supply and mains drainage what other data does a a CON29DW show? A Drainage & Water Enquiry confirms to a future owner that the land they are interested in does not need a “build over consent” because the previous owner has constructed an alteration near a public drain. It also shows a raft of other data such as water quality and historical evidence of internal sewer flooding.


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

  • 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 Acklam. 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

Amazing service provided by Mouzzam Yamin. Thanks so much for your help with this purchase. You kept us informed regularly and always responded quickly to our enquires. We would definitely use you again and would highly recommend you. Mark and Mouzzam were professional and informative and gave me help every step of the way to buy my first property without a hitch. During such a time it really helped to feel that my solicitors were on hand if i needed any advice. I would definitely recommend and use again.

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

Our price is fixed.

General Conveyancing Tips

There is often a mortgage to arrange and it should be noted that a conveyancing lawyer cannot rely on a “nod and a wink” by mortgage broker or anyone else. The Firm will need to have sight of your final written offer of mortgage in order that she may (i) be sure that you are getting the money you need and be sure that you can comply with any special conditions imposed in the mortgage loan.

The Legal Ombudsman advises “Be wary of hidden costs, disbursements and VAT”. Disbursements are sums paid by conveyancers to third parties such as search fees and Land Registry fees and stamp duty. Double check when examining a quote what disbursements apply to your purchase and query any disbursements that haven’t been mentioned by other firms. For example, Firm B might quote legal fees at £100 cheaper than Firm A, but what about that unusual ‘disbursement’ of £140 that Firm B is charging as an ‘expedition fee’? In truth 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 written quotes you get 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 are the title deeds? The title deeds are the documents showing ownership of a house or flat. Historically these were traditionally bundles of papers – there are known as ‘unregistered title deeds’ but now the Land Registry stores evidence of the title electronically – this is referred to as a registered title. The unregistered title deeds are usually retained by a mortgage lender or solicitor. If these deeds are destroyed this can cause problems. Registration has been compulsory for all dealing with the property for some times now although this was brought in at different times across the country. For the time in Acklam you should check with your solicitor. Thankfully most deeds are now registered and cannot be destroyed. The cost of obtaining ‘official copies’ of the title are included in the conveyancing quote.

FAQs in Acklam

Are you on the panel of Dudley Building Society? Yes we act for all major lenders and many smaller lenders.

We are aware that you do not have an office in Acklam? Is this a concern? No because like all modern firms we rely on technology to assist us in our firm to ensure that matters are dealt with expeditiously. Your proximity to our office is not important. We are also authorised by the Solicitors Regulation Authority to carry out work throughout England and Wales (which obviously includes Acklam).

What Stamp Duty will I pay if I am a first time buyer? First time buyers paying three hundred thousand pounds or lower for a residential property will pay no Stamp Duty Land Tax. If you are paying between £300k and £500,000 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 . If the price is over £500,000 there is no relief for the first time buyer and the normal rates apply. If you select “yes” to the “First Time Buyer” question on the conveyancing quote the correct rate will calculate for you.

If I am buying and selling a home which I live in and I own a buy to let will I pay higher rate stamp duty? No provided both properties (sale and purchase) complete together. You will pay the normal rates of duty. If you buy a new property before you sell (even if the gap is 1 day then you need to pay the higher rate of duty and then claim it back. You can request a refund for the amount above the normal Stamp Duty rates if you sell your previous main house within three years.

If we are buying a leasehold what additional expenses can we anticipate? This is one tricky area where we cannot give you all the disbursements up front in our estimate. This is because leases vary in their requirements and also the costs charged by freeholder and management companies 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 £450. This is why the government is considering regulating this area.

If we are selling a house in a retirement development what additional expenses can we anticipate? We cannot give you all the disbursements up front in our on line quote. There are going to be two potential costs. First, the costs charged by freeholder and management companies will vary for providing information often in a questionnaire called LPE1. The charge for this varies from organisation to organisation usually it is approximately £300 but is can be higher in extreme cases. Second, the lease usually contains a provision for the outgoing to pay a payment to the management company based on a % of the sale price which is often around 1-2% although other formula may be used. The lease will need to be checked carefully.


Need More Information on Conveyancing in Acklam?

  • If you want to know what you need to pay and when see Money.
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About Acklam.

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.