Arminghall Conveyancing Quote

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

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

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Arminghall
  • 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 Arminghall? There are two parts to a local authority search – Local Land Charge Register search and CON29. The second part of the search – Enquiries of the local authority – supplies information relating to whether the roadway abutting the property is public or private, proposals for new roadways, rail schemes or building consents relating to the land. The responses 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.

Do we need environmental checks in Arminghall? Statutory laws have resulted in a remediation system for contaminated land parcels. The basic position is that the polluter should pay however where that party is missing (for example because the work was done some time ago or the company has gone into a winding up the liability for clean-up costs passes to the existing owner (who could be you). Even if you are purchasing an leasehold in Arminghall you may find that you are liable for the cost of any clean-up through the service charge provisions of the lease.

Apart from showing that the home in Arminghall is connected to the mains water supply and mains drainage what other information does a a CON29 DW search contain? A a CON29DW shows to a future interested party that the property they are interested in does not need a “build over consent” because the vendor has constructed an extension close to a public drain. It also shows a raft of other results 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 Arminghall?

  • 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 Arminghall. 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

Good Service We were put in touch with Kenneth Elliott & Rowe by our Mortgage agent. Simple and straight forward process, Thanks so much to Mr Mouzzam and his colleague Ms Tricia for the work done. We hope it all goes smoothly and would not hesitate to use them again if required in future.

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

Our price is fixed.

General Conveyancing Tips

How long do conveyancing searches take? This depends on how quickly each organisation takes to respond.Many local authorities will turn searches round in about a week, some in a matter of days, but some can take up to six weeks to respond.

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 getting a estimate what disbursements apply to your matter and ask about 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 more competitive by adding on their fees disguised as ‘disbursements’. Make sure that any estimates you obtain 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 have everything you are responsible for all bills needed to repair the fabric of the building. Leasehold usually applies to flats or maisonettes although in some parts of the country including Arminghall 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 pounds to the landlord each year. For leasehold there will be a lease agreement with the landlord setting out the rights and obligations including the requirement to contribute jointly to the care of the building in which the flat is located and possibly also building insurance.

FAQs in Arminghall

Are you on the panel of Barclays Bank plc? Yes we act for all major lenders and many smaller lenders.

We have noticed that you do not have an office in Arminghall? Is this a problem? No because like all modern law firms we count on technology to assist us in our practice to ensure that matters are dealt with swiftly. 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 Arminghall).

If you are a first time buyer what additional payments can we anticipate? If you are using a Help to Buy ISA or Lifetime ISA your conveyancer are required to make certain actions to make sure release of those funds including any bonus. If you complete the quote you will see there is an yes no box for Help to Buy ISA or Lifetime ISA. Please chose yes if you have one. You will usually save on SDLT which will be nil up to £300,000. If you press “yes” to the “First Time Buyer” toggle on the conveyancing quote the correct rate will calculate for you.

What Stamp Duty if I am buying a second home in Arminghall? 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 Land Tax for each band for all property over £40,000. If you chose “yes” to the “Buy to Let/Second Owner” question on the conveyancing quote the correct rate will calculate for you.

If we are buying a flat what additional disbursements 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 managing agents also vary. They can also be two parties to deal with i.e a freeholder and management companies 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 house in a retirement development what additional costs can we anticipate? We cannot give you all the disbursements up front in our quote. There are going to be two potential costs. First, the costs charged by freeholder and managing agents will vary for providing assignment packs often in a pro forma response called LPE1. The charge for this varies from company to company on average it is around £300 but is can be more in rare cases. Second, the lease usually contains a clause for the selling to pay a payment to the management company based on a % of the sale price which is mainly 1% although other formula may be used. The lease will need to be checked carefully.


Need More Information on Conveyancing in Arminghall?

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About Arminghall.

Arminghall is a small village in the English county of Norfolk, around 3 miles (4.8 km) southeast of Norwich in the parish of Caistor St Edmund and Bixley, until April 2019 it was in Bixley parish. Most of the houses in the village are located close to the church, which lies just west of the B1332 road from Norwich to Poringland. Syfer Technology, an electronic components manufacturer, is based at Old Stoke Road, close to the River Tas.

In 1929 a prehistoric timber circle and henge monument site was discovered 1½ miles (2½ km) northwest of Arminghall village by Gilbert Insall VC who had been taking air photos of the area in search of new archaeological sites. Whilst flying at around 2,000 feet (600 m) he noticed cropmarks of a circular enclosure made of two concentric rings with a horseshoe of eight pit-like markings within it. The entire site was around 75 m in diameter. The site was visited a week later by O.G.S. Crawford, who pronounced it to be the Norwich Woodhenge but it was not until 1935 that it was first excavated, by Grahame Clark. His work established that two circular rings were ditches, the outer one 1.5 m deep and the inner one 2.3 m deep, with indications of a bank that once stood between them. The pits in the middle were postholes for timbers that would have been almost 1 m in diameter. The site dates to the Neolithic, with a radiocarbon date of 3650-2650 Cal BC (4440±150) from charcoal from a post-pit. The henge is orientated on the mid-winter sunset, which, when viewed from the henge, sets down the slope of nearby high ground, Chapel Hill.

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.