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Ask the Expert

Latest question:

I've just found a cheap online conveyance company, shall I go with them?

There's a simple answer to this...

No! Although conveyance companies based online offer a fantastic rate to deal with the legal paperwork on your house move, it doesn't mean to say that you are going to receive a good, effecient and comprehensive service. Using a local recommended solicitor will always be an advantage to using an online company that doesn't know the area or has had little dealings in the type of property you are selling or purchasing.

A local, experienced solicitor may cost you a little more but from our experience it will ensure a smoother and less stressful transaction.

 

Past questions:

What costs can I expect to incur when I move home?

Costings should always be your first port of call when you look to move home. When buying and selling the costs need to be looked at carefully, so we have outlined some of the many areas for consideration below;

Selling costs

Estate Agent Fees - These can vary, generally though fees range from 1% upto 1.5% of the sale price achieved

Solicitor Fees - These fees are sometimes charged on a scale dependant on the sale price of your home, although sometimes they are fixed no matter what the price. Remember that some low cost solicitors boast a whole host of great service levels at a fantastic price but beware using a local solicitor over these online conveyance companies is a huge advantage when dealing with local property matters. They are also well placed for you to pop in and sign documents etc. Remember to ask for a full quote including third party and/or disimbursment fees. Overall prices vary from £400 upto £700.

Removal Fees - There's a good selection of removal companies out there and normally you would look to gain quotes once a buyer has been found for your home but if you want to start budgeting from the outset then we would suggest you ask yourself what type of service you require first.

Will you need the removal company to pack your items?

How many rooms are there within your home? this will be an essential question that most removal companies will ask you.

How far are you looking to move? Once again, another essential factor when it comes to pricing up a removal quote.

Purchasing costs

Solicitors Fees - Once again these fees are charged in a very similar way to above but are generally more expensive in comparison to selling. The reason for this is that there's generally more work envolved for the solicitor. If you have a leasehold property quotes can generally be slightly higher also. Budget £500 - £900 for your purchase.

Stamp Duty - First-time buyers - If you are a first-time buyer the threshold for when you start to pay SDLT is £250,000. This is only if you have never owned a house or flat in the UK or anywhere else in the world. If you are buying with someone else they must never have owned property before either. This higher threshold applies to purchases made on or after 25 March 2010 and before 25 March 2012.

 

Survey Fees - There are generally only three types of survey that need to be considered when purchasing your next home;

Mortgage Valuation Report - This will ensure that the money you are lending against the property is within the value of the hom eitself. This does not include any detailed observations of the internal structure of the property and is normally the valuation that your mortgage lender will carry out. Prices can vary from Free of Charge upto £250 depending on the lender and the mortgage product being offered.

Homebuyers Report - This report will do all of the above to ensure that you are buying at the right price but is more for your benefit rather than the lenders and will also show the commen defects that the property may have, this is a much more detailed report and is the most common choice by home buyers. Priced at between £250 - £500 depending on the type and price of house.

Building Survey(Formally known as Structural Survey) - This is the most comprehensive - and the most costly - type of survey. It is suitable for any building, but is especially recommended for older buildings (75 years and upwards); those constructed out of unconventional materials such as timber or thatch; and properties which have had lots of alterations or extensions, or which you intend to alter or renovate. A buildings survey costs anything up to £1,000, again, depending on the price of the house.

That just about covers it! There will always be the small unexpected cost when moving so please make allowances for these occurances.

 

 

I'm a first time buyer, am I able to get a mortgage at the moment?

Mortgages are always the boring and scary part of house buying, especially for first time buyers. But they are also the most crucial part and presuming that you will be fine getting the mortgage you require just because you have calculated a rough income multiple could be a grave error.

Doing your research in the early stages of your house hunt will ensure that you reduce the stress levels involved in the house process. Mortgage Advisors who search the whole market (not just a panel of lenders) and do not charge a fee are the best bet! Let them do the searching with your requirements in mind for you and in the meatime you can do the exciting bit, looking for your first house!

Please do contact us if you are looking for mortgage advice and we will point you in the right direction.

 

Will I need a Home Information Pack (HIP) on my property in order to sell it?

No. HIP's have now been suspended. All that is needed now is the Energy Performance Certificate (EPC). The EPC is required on all properties new to the market and costs around £40. RPS can provide these and this will not delay marketing by more than a day, in most cases so long as the EPC is booked in we can commence marketing straight away.

I have a small flat, should I repaint my Lounge or Bathroom before I sell or let?

Every property is unique so this is not as straight forward as it sounds. If you have smaller than average rooms and dark colours are displayed then this can close a room in further, so painting walls in light colours and having light furnishings can help. Please call a member of the team so that we can offer you the best advice regarding the presentation of your home. 02392 550555.