Legal Services

Buying and Selling a Home

Moving house is often said to be one of the most stressful undertakings in life. Instructing an experienced conveyancing solicitor can make the whole process much easier. Our extensive experience and local knowledge will ensure a smooth property transaction from start to finish.

  • I’ve seen a house I want to buy – what do I do first? more

    Contact us as soon as you contemplate a purchase. At that early stage we will explain the procedures and what you will need to pay by way of Land Registry fees, our fees, Stamp Duty Land Tax etc, in a detailed estimate.

  • I will need a mortgage – how do I go about getting one? more

    If you need a mortgage in order to purchase a property, you should investigate how much you can borrow before you make an offer to purchase. This is particularly important if you plan to buy a property at an auction.Find out what you can borrow by visiting different lenders – or we can refer you to an independent financial advisor who can help you. You will need details of your salary and any additional income for both you and your partner if you are buying together.

  • Do I have to get the property valued? more

    If you are buying the property by way of a mortgage, the lender will insist upon their own valuation being carried out before they will agree to any advance. This will establish the market value of the property and should highlight any major issues but will not be a detailed or structural survey.

    You should consider paying to have a more detailed survey carried out, for your own peace of mind. We can introduce you to a RICS surveyor for this purpose.

  • I’ve made an offer to buy a property and the seller has accepted my offer? more

    At this stage, you need to tell us the details of the property, how much you have agreed to pay and how you are planning to fund the purchase.

    We will ask you to provide us with funds for essential searches. We will receive a contract from the seller’s solicitors together with a list of the fixtures and fittings supplied.

    We will raise any additional enquiries we believe are required and once we have:

    • satisfactory replies;
    • the results of the searches carried out on the property;
    • and your mortgage offer (if applicable).

    We will prepare a written report for you, answer any questions you may have arising from that report or see you to go through all the paperwork with you.

    Once you are satisfied with our report and both you and the seller have agreed a moving date (the completion date), the contracts will be signed and then exchanged with the seller’s solicitor.

    This exchange of contracts makes both you and the seller legally bound to the transaction.

    At this time we will also provide you with a detailed financial statement of the transaction, setting out the sums we will receive and spend on your behalf and confirming the balance that is to be paid by you. (This will include the agreed deposit – usually 10% of the purchase price – that is to be paid to the seller’s solicitors upon the exchange of contracts.

    We will arrange to obtain your mortgage in time for completion and will ask you to let us have the balance due from you in plenty of time.

    On the agreed completion date, we will send the balance of the payment to the seller’s solicitors and once they have received the funds, you can get the keys and move in.

    After completion, we will pay any Stamp Duty which is due, register your ownership of the property with the Land Registry and then report to you and your mortgage lender with the paperwork and deeds that you will both require.
  • How much will it cost me and do I have to pay anything up front? more

    When instructing us to act on your behalf we will request that you provide us with £300 on account of our costs. This will enable us to carry out the necessary local searches, drainage and water searches, the environmental search and any other essential searches.

    Our Costs are based on the purchase price and may vary slightly depending upon whether the property is freehold or leasehold.

    Our fees: £600 + 0.1% of the purchase price (plus VAT).

    (As an example, if the purchase price is £250,000 our fees would be £850 plus £170 VAT)

    If the purchase is a leasehold property, which involves considerably more work, documentation, enquiries and calculations we would normally charge an additional fee of approximately £250 + VAT

    This Estimate is based on a basic straightforward Freehold Purchase and includes:

    • Reviewing the contract pack received from the Sellers Solicitors and raising initial enquiries based on the title and the forms and information provided by the seller.
    • Seeking information regarding your source of funds for the Property in accordance with the current Anti-Money Laundering Regulations
    • We will receive your mortgage offer (if any) and then instruct your searches subject to the receipt of your payment on account.
    • On receipt of the replies from the sellers solicitors or your search results we may need to raise further enquiries.
    • Drafting the Land Transaction Return Form to calculate and pay the Stamp Duty for the Purchase on Completion.
    • Producing a Report on the title to the property
    • Attending on you to sign or providing the Contract, Transfer, Land Transaction Rerun Form and Mortgage Deed (if any) via the post for you to sign.
    • Negotiate a completion date
    • Draw down your mortgage monies, seek your deposit and your buildings insurance
    • Exchange contracts
    • Complete the purchase of the Property
    • Submitting and paying the Stamp Duty on your behalf
    • Register you as the new Proprietor of the property at the Land Registry and reply to any requisitions raised.
    • Provide all documentation and the updated and amended title from the Land Registry to you and arrange for the closure of your file.

    If additional, unavoidable, work is required such as producing statutory declarations relating to the title and/or services, dealing with retentions from the price contingent on future events and negotiating any special terms relating to the purchase, this additional work will be charged at your lawyer’s standard hourly rate. Our Lawyers hourly rates vary depending on the experience of the lawyer handling your matter and will usually be between £200 and £220 per hour. We will always notify you in advance of such extra costs as soon as we become aware of any issue.

    Disbursements

    Disbursements are Payments made to third Parties. We would estimate your disbursements would be as follows

    • Searches: £300
    • Bankruptcy search £2.00 + VAT per purchaser
    • Priority search: £3.00 + VAT per title

    Registration fee at the Land Registry.

    The costs of this are dependent on the purchase price of the Property. Please following the link to use the Fee Calculator and see how much your registration fee will be:

    https://www.gov.uk/government/collections/fees-hm-land-registry-guides

    Stamp Duty

    This is also dependant on your individual circumstances. Please therefore use this link to calculate your Stamp Duty. https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/#/intro

    Please note some of the rules regarding the Higher Rates of Stamp Duty are more complex and you should contact us to discuss whether you will be required to pay this if you are unsure.

    Therefore the Costs of your disbursements are usually £300 + £2.40 + £3.60 + Land Registry fee and Stamp Duty Fee.

    If during the course of the Transaction we become of aware of the need for additional Disbursements we will notify you of this. Additional Disbursements will depend on the individual Circumstances of you and the Property.

    The average timescale for a straightforward transaction is likely to be between 8-12 weeks.

    Costs information is general and we will give more precise and personalised information in individual matters.

  • What do I do about selling my property? more

    Contact us as soon as you contemplate selling your property – at that early stage we will explain the procedures and what you will need to pay by way of fees in a detailed estimate. All homes sold on the open market now must have an Energy Performance Certificate (EPC) before your chosen estate agent can first market the property.

    Once you have agreed a sale of your property, and we receive details of the sale from the estate agent, we will contact you regarding the completion of information forms about your property and will prepare the contract and supporting documents.

    Our fees: £500 + 0.1% of the sale price (plus VAT).

    (As an example, if the sale price is £250,000 our fees would be £750 plus £150 VAT)

    This fee is based on a basic straightforward sale and includes:

    • Creating the Contract pack – on receipt of the return of the initial paperwork we create the Contract pack which contains the draft contract, details of the title and the Protocol Documents completed by you.
    • The dealing with and repayment of a mortgage registered against the Property.
    • Dealing with any enquiries raised by the Purchaser Solicitors. This is the longest section of the Transaction as the amount of queries raised will depend on each property and Solicitors may raise more than one set of enquiries. We will answer as many as possible but may have to seek additional information from you as well.
    • The seller will provide the Transfer Deed for you to sign to Transfer the property to you at the Land Registry. On receipt of this you will be asked to attend to sign the documents or these will be posted to you.
    • Negotiate a Completion Date
    • Exchanging Contracts
    • Complete the sale of the Property and provide the necessary paperwork to the Purchaser’s Solicitors.

    If additional, unavoidable, work is required such as producing statutory declarations relating to the title and/or services, dealing with retentions from the price contingent on future events and negotiating any special terms relating to the purchase, this additional work will be charged at your lawyer’s standard hourly rate. Our Lawyers hourly rates vary depending on the experience of the lawyer handling your matter and will usually be between £200 and £220 per hour. We will always notify you in advance of such extra costs as soon as we become aware of any issue.

    Disbursements

    Disbursements are charges made by Third Parties. On a sale, usually the only disbursement will be the costs of downloading the up to date title information (for registered properties) from the Land Registry. These are charged at £3.00 +VAT per document. The amount of documents associated with the property varies as each property is unique and has a unique history. We usually estimate this disbursement to be around £18.00 + VAT on a Freehold Property and £30.00 + VAT on a Leasehold Property.

    If during the course of the Transaction we become of aware of the need for additional Disbursements we will notify you of this. Additional Disbursements will depend on the individual Circumstances of you and the Property.

    The average timescale for a straightforward transaction is likely to be between 8-12 weeks

    Costs information is general and we will give more precise and personalised information in individual matters.

  • What happens about paying off my mortgage? more

    Once we have received the purchase money from your buyer’s solicitors, we will pay off your mortgage, pay your estate agent and send you any balance remaining of the sale price after deducting the agreed fees as detailed in the financial statement sent to you previously.

  • What happens if I want to re-mortgage? more

    When instructing us to act on your behalf you will need to inform your lender of our involvement.

    Our fees: £350 plus VAT.

    If the purchase is a leasehold property, which involves considerably more work, documentation, enquiries and calculations we would normally charge an additional fee of approximately £250 + VAT

    This Estimate is based on a basic straightforward Freehold Re-Mortgage and includes:

    • Reviewing the Mortgage Offer from the Lender
    • Dealing with the repayment of any existing Mortgage
    • Attending on you to sign the Mortgage Deed
    • Drawing down the monies from the Lender
    • Providing any balance to you
    • Registering the new charge against the property.

    If additional, unavoidable, work is required such as producing statutory declarations relating to more than one existing lenders on the property, need the permission of lenders for additional borrowing, dealing with complex mortgages i.e. commercial mortgages on residential properties. This additional work will be charged at your lawyer’s standard hourly rate. Our Lawyers hourly rates vary depending on the experience of the lawyer handling your matter and will usually be between £200 and £220 per hour. We will always notify you in advance of such extra costs as soon as we become aware of any issue.

    Disbursements

    Disbursements are Payments made to third Parties. We would estimate your disbursements would be as follows

    • Bankruptcy search £2.00 + VAT per purchaser
    • Priority search: £3.00 + VAT per title
    • Office Copy Documents from the Land Registry: £3.00 + VAT per document.

    Land Registry Registration Fee for the registration of the Charge. The costs of this are dependent on the purchase price of the Property. Please following the link to obtain more information about the Land Registry Charges and use the Fee Calculator and see how much your registration fee will be

    https://www.gov.uk/government/collections/fees-hm-land-registry-guides - usually you will need to select the Charge Registration of and insert the Purchase amount. Please note should the property be unregistered you will also need to pay a First Registration Fee.

    Stamp Duty is also dependant on your individual circumstances. Please therefore use this link to calculate your Stamp Duty https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/#/intro.

    Please note some of the rules regarding the Higher Rates of Stamp Duty are more complex and you should contact us to discuss whether you will be required to pay this if you are unsure.

    Therefore the Costs of your disbursements are usually £300 + £2.40 + £3.60 + Land Registry fee and Stamp Duty Fee.

    If during the course of the Transaction we become of aware of the need for additional Disbursements we will notify you of this. Additional Disbursements will depend on the individual Circumstances of you and the Property.

    The average timescale for a straightforward transaction is likely to be between 8-12 weeks.

    Costs information is general and we will give more precise and personalised information in individual matters.

Free Enquiries

Call us on 01539 721945 or complete our Free Enquiry Form and we will be in touch soon (no cost or obligation):

Enquire now

Newsletter Signup
Client Feedback

“ I was very happy with the service and couldn’t see any room for improvement, thank you very much for your help and understanding through the difficult times. ”

Contact Details

Kendal Office: 114–116 Stricklandgate, Kendal , LA9 4QA T: 01539 721945

Windermere Office: 25 Crescent Road, Windermere, LA23 1BJ T: 015394 46585

Kirkby Lonsdale Office: 29 Main Street, Kirkby Lonsdale, LA6 2AH T: 015242 71222

J36 Rural Auction Centre: Crooklands, Milnthorpe, LA7 7FP T: 015395 67571