Bedmond Conveyancing Quote

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

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

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Bedmond
  • 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 Enquiries of the local authority search if I’m a cash buyer? Cash buyers do have a choice on what they order when they are purchasing a site and do not necessarily have to conduct a search. Many such consumers think they know what a Local Authority search will reveal and may know about the Bedmond or surrounding area however most lawyers will still suggest one. One of the main reasons is that the Local Authority search is the only place to reveal liabilities to the local council and this is more commonly the case with properties where the owner has gone into a home.

When we order a Environmental search on the property mentioned on the conveyancing quote for the property in Bedmond what will it reveal? The search provides replies of present and past contamination risks together with a assessment from an environmental expert confirming whether or not the land is likely to 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 high radon area.

Apart from showing that the house in Bedmond is connected to the mains water supply and mains drainage what other replies does a Drainage & Water Enquiry contain? A water authority search confirms to a future purchaser that the land they are buying does not need a “build over consent” because the vendor has constructed an addition to the house close to 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 Bedmond?

  • 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 Bedmond. 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

We used KER to carry out the conveyancing on the sale of our house. Our conveyancer, Mouzzam, was always available to answer any queries and provided excellent communications through out the process. A great service from Mouzzam from start to finish, always there when needed and replied to my emails straight away. Thanks for all your help. Derek Very helpful.

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 trading down and have a lot of items to clear. You can quicken the process if it is a first time buy. You may be able to exchange and complete simultaneously. However your desire 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 lawyers 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 transaction and ask about 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 £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 fees disguised as ‘disbursements’. Make sure that any written 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 uphold the fabric of the building. Leasehold usually applies to flats or maisonettes although in some parts of the country including Bedmond 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 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 maintenance of the building in which the leasehold property is located and possibly also building insurance.

FAQs in Bedmond

Are you able to handle a mortgage with Tesco Bank in Bedmond? Yes we are on the mortgage Panel for this lender.

Are you able to manage Lifetime ISAs? Yes we deal with Lifetime ISAs in Bedmond.

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

If I buy a new home to live in but do not sell my present house what is the SDLT position? 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” option on the conveyancing quote the correct rate will calculate for you.

If we are buying a leasehold what additional costs can we anticipate? This is one tricky area where we cannot give you all the expenses up front in our on line quote. 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 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 £500. 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 figures up front in our on line quote. The costs charged by landlords and management companies will vary for providing assignment packs often in a pro forma response called LPE1. The charge for this varies from organisation to organisation usually it is around £200-300 but is can be more in unusual 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 block or very small buildings such as a single house converted into two maisonettes.


Need More Information on Conveyancing in Bedmond?

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About Bedmond.

Bedmond is a village in the Three Rivers district of the English ceremonial county of Hertfordshire. It is located around one mile (1.6 km) north of the larger village of Abbots Langley. Bedmond belongs to the civil parish of Abbots Langley[citation needed] and at the time of the 2011 Census, its population was included in Abbots Langley’s population figures.

Bedmond is the birthplace of Nicholas Breakspear, later Pope Adrian IV, the only Englishman to ever be Pope, who is believed to have been born at Breakspear Farm c. 1100. The site where his home stood is marked by a plaque.

The Anglican Church of The Ascension in Bedmond is a rare example of a surviving “tin tabernacle”, a pre-fabricated church building made from corrugated galvanised iron and one of only a few remaining in use for worship in the country. It was built in 1880 for the cost of £80, which was donated by the wife of the squire. It became a Grade II listed building in 1978.

Media related to Bedmond at Wikimedia Commons

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.