All Saints South Elmham Conveyancing Quote

Buying or Selling in All Saints South Elmham – 1st Move Conveyancing All Saints South Elmham are Specialist Solicitors with Local Expertise

IIf you need a conveyancing quote in All Saints South Elmham 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 All Saints South Elmham. We are experienced in both sales and purchases.

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in All Saints South Elmham
  • 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

What is included in a local authority search covering All Saints South Elmham? There are two parts to a local authority search – LLC1 and CON29. The Local Land Charges search covers any charges or attendant restrictions relating to land or property. These can include information on debts due to the local authority which are attached to the house, whether the property is a listed building or located in a conservation area, subject to any planning agreements and conditional planning permissions and a host of other information including whether the house is in need of an improvement or renovation grant. All Local Land Charge registrations are legally binding on successive owners i.e. a buyer.

When we get an Environmental check on the property mentioned on the conveyancing quote for the property in All Saints South Elmham what will it reveal? The search provides information of present and past contamination risks together with a assessment from an environmental consultant confirming whether or not the properties could be classified contaminated land by the London Borough/council. It may also reveal other information such as whether the property is within a flooding 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.

What is a Drainage & Water Enquiry ? A water authority search confirms to a new purchaser that the land they are buying is connected to the mains water supply and mains drainage. This is particularly important in parts of All Saints South Elmham which are agricultural areas as there may be a a private drainage system.


Why use Kenneth Elliott & Rowe Solicitors t/a 1st Move Conveyancing for your move in All Saints South Elmham?

  • 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 All Saints South Elmham. 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

By far the best Solicitors. Very professional, trustworthy and considerate. They always keep you in the know, follow up and are always there to help and advise you along the way. Mouzzam was helpful and professional. Replies to emails were always prompt, and he went out of his way to ensure everything went smoothly for our purchase. Highly recommended.

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

Our price is fixed.

General Conveyancing Tips

There is invariably a mortgage loan to organise and it should be noted that a conveyancing solicitor cannot rely on a informal confirmation by mortgage broker or anyone else. The conveyancing lawyer will need to have sight of your official written offer of mortgage in order that he may (i) ensure that you are getting the advance you need and ensure that you can comply with any offer conditions imposed in the mortgage terms.

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 examining a quote what disbursements apply to your sale and check any disbursements that haven’t been mentioned by other firms. For example, Firm B might quote legal fees at £75 cheaper than Firm A, but what about that unusual ‘disbursement’ of £150 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 fees disguised as ‘disbursements’. Make sure that any quotes you order 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 ground it stands on. As you own everything you are responsible for all expenses necessary to upkeep the fabric of the structure. Leasehold usually applies to flats or maisonettes although in some parts of the country including All Saints South Elmham 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 nominal ground rent of a few 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 care of the building in which the leasehold property is located and possibly also building insurance.

FAQs in All Saints South Elmham

Are you on the panel of Godiva Mortgages Ltd? Yes we act for all major lenders and many smaller lenders.

Are you able to deal with Lifetime ISAs? Yes we deal with Lifetime ISAs in All Saints South Elmham.

What Stamp Duty Land Tax will I pay if I am a first time buyer? First time buyers paying £300k or less for a residential property will pay no Stamp Duty . If you are paying between £300k and five hundred thousand pounds will pay SDLT at 5% on the amount of the purchase price in excess of three hundred thousand pounds – a reduction of £5,000 compared to standard rates of Stamp Duty Land Tax. If the price is over five hundred thousand pounds 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 my first house and I already own a share in another home or a buy to let will I pay higher rate stamp duty? This is complex. In certain circumstances you will not need to pay this for example if you have recently inherited a share in a property. We would need to advise you specifically on this.

If we are buying a maisonette what additional payments can we anticipate? This is one tricky area where we cannot give you all the disbursements up front in our quote. This is because leases vary in their requirements and also the costs charged by landlords and management companies also vary. They can also be two parties to deal with i.e a landlords 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 £550. This is why the government is considering regulating this area.

If we are selling a leasehold what additional payments can we anticipate? We cannot give you all the expenses up front in our estimate. The costs charged by landlords and management companies will vary for providing information packs often in a questionnaire called LPE1. The charge for this varies from organisation to organisation broadly it is around £2500 but is can be higher in extreme cases. Also in some cases you may not be charged – this will be restricted usually to either share of freehold where the residents run the maintenance or very small buildings such as a single house converted into a couple flats.


Need More Information on Conveyancing in All Saints South Elmham?

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About All Saints South Elmham.

All Saints’ South Elmham is one of The Saints, a group of villages near the border with Norfolk. The village is in the civil parish of All Saints and St. Nicholas, South Elmham in the Waveney district of Suffolk, England. In 1831 the civil parish had a population of 239.

All Saints Church is one of 38 existing round-tower churches in Suffolk.

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.