Bassenthwaite Conveyancing Quote

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

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

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Bassenthwaite
  • 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

How long do Enquiries of the local authority search searches take? The time for a Local Authority search can vary significantly, from 24 hours to six weeks! Although we order all our Local Authority searches through our search provider’s website some searches are still processed handled manually by the council. Also the search ETA can be affected by seasonal demand levels and Local Authority staffing levels.

When we ask for an Environmental search on the property mentioned on the conveyancing quote for the property in Bassenthwaite what will it reveal? The search provides results of present and past pollution risks together with a assessment from an environmental consultant confirming whether or not the area might be designated 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 with high radon readings.

Why is a drainage search useful if you want to extent or alter the land parcel in Bassenthwaite? One of the salient results shows a map of any public sewer nearby the land you are interested in. 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 control what you want to build and/or make the design more expensive.


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

  • 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 Bassenthwaite. 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

Mouzzam dealt with my house purchase. He responded to my emails/calls promptly. He always called to explain urgent issues. Very impressed with the service i recieved from him and KER. Recommended them to a friend already.

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

Our price is fixed.

General Conveyancing Tips

There is always likely to be a mortgage offer to obtain and it should be noted that a conveyancing solicitor cannot rely on a informal confirmation by mortgage broker or anyone else. The Firm must generally have sight of your official written mortgage offer in order that they may (i) be able to check that you are getting the money you need and verify that you can comply with any conditions of the mortgage offer imposed in the facility letter.

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 purchase and check any disbursements that haven’t been mentioned by other firms. For example, Firm B might quote legal fees at £125 cheaper than Firm A, but what about that unusual ‘disbursement’ of £140 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 more competitive by adding on their 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 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 bills incurred to sustain the fabric of the structure. Leasehold usually applies to flats or maisonettes although in some parts of the country including Bassenthwaite 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 small ground rent of a few hundred pounds to the landlord each year. For leasehold there will be a lease agreement with the freeholder 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 Bassenthwaite

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

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

If you are a first time buyer what additional disbursements can we anticipate? If you are using a Help to Buy ISA or Lifetime ISA your solicitor are required to make certain checks to make sure release of those ISAs including any bonus. If you complete the online 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 three hundred thousand pounds. If you press “yes” to the “First Time Buyer” toggle 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 house 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 provided you sell your previous main house within 3 years.

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 on line 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 landlords 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 £450. This is why the government is considering regulating this area.

If we are selling a maisonette in a retirement development what additional payments can we anticipate? We cannot give you all the figures up front in our quote. There are going to be two potential costs. First, the costs charged by landlords and managing agents will vary for providing assignment packs often in a form called LPE1. The charge for this varies from company to company broadly it is around £300 but is can be more in rare cases. Second, the lease could contains a clause for the assigning to pay a charge to the landlord based on a % of the market value which is mainly 1% although other formula may be used. The lease will need to be checked carefully.


Need More Information on Conveyancing in Bassenthwaite?

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About Bassenthwaite.

Bassenthwaite is a village and civil parish in the borough of Allerdale in Cumbria, historically part of Cumberland, within the Lake District National Park, England.
According to the 2001 census it had a population of 412, increasing to 481 at the 2011 Census. There is a Church of England Church, St John’s Bassenthwaite and a tiny Methodist chapel. The village contains many elements of the archetypal English village including a green, primary school and a stream that runs through it.

Bassenthwaite is at the foot of Skiddaw, one of the highest mountains in England at 3,054 feet (931 m). Robin Hood, Skiddaw, Ullock Pike, Longside Edge and Barf can be seen from the village.

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.