Your questions, answered
Whether it is your first time buying a property, or you’ve done it before, we’re here to help answer any questions you may have! We have divided our FAQ’s into six handy categories:
General Conveyancing Process
How does 4Corners Property speed up conveyancing?
1
4Corners Property acts on your behalf to coordinate the key services involved in your property transaction. Ordering a 4Moving Pack (property searches) upfront is also proven to speed up transactions by an average of six weeks. With 4Tracking, we are keeping all parties connected through one platform, avoiding any delays that may arise.
How much faster can I complete with 4Corners Property vs the UK average?
2
While the average property purchase in England currently takes over 200 days to reach completion, last year our average was just 89 days. This however is not guaranteed.
What are property searches and why do I need them?
3
Property Searches are checks carried out on a property before you purchase, covering things like local authority (council) records, environmental risks, and drainage & water connections. Searches reveal issues that aren't visible from a viewing, such as planning restrictions, flood risk, or unregistered rights of way. These property searches are a requirement from mortgage lenders.
Do I still need a solicitor if I use 4Corners Property?
4
Yes. 4Corners Property doesn't replace your solicitor, it connects you to a network of trusted, hand-picked conveyancing solicitors and manages the surrounding process (searches, updates, timelines) so your chosen solicitor can focus on the legal work without delays.
How much does conveyancing typically cost?
5
Conveyancing costs vary by property value, location and complexity, and will include solicitor's fees, search fees, and any additional disbursements such as Land Registry and SDLT costs. For an accurate figure, it's best to get a bespoke quote from 4Corners Property rather than rely on a generic estimate.
Conveyancing Quotes, Solicitors & Updates
How does 4Corners Property provide accurate conveyancing quotes?
1
4Corners Property's conveyancing quote tool generates unique quotes tailored to the specific solicitor's firm, including Stamp Duty Land Tax (SDLT) and any other applicable disbursements. We provide an accurate conveyancing quote rather than a generic estimate which may have unknown additional costs at the point of completion. This means the quote you see upfront is far closer to what you'll actually pay at completion.
Who can generate a conveyancing quote through 4Corners Property?
2
Referral partners such as your estate agent and mortgage advisor can generate an accurate, firm-specific quote on behalf of a solicitor directly through 4Corners Property. This makes it easy to provide a reliable cost breakdown at the point of enquiry.
Can I choose which solicitor handles my conveyancing?
3
Yes. 4Corners Property gives you instant access to a network of verified, hand-picked conveyancing solicitors, so you can instruct a trusted professional.
Will I get updates on my conveyancing transaction?
4
Yes. Your mortgage advisor or estate agent will have access to live updates covering key milestones as your transaction progresses. Keeping you in the know without having to chase your solicitor for a status check.
Not necessarily. The 4Corners Property panel of conveyancing solicitors can work with clients around the country regardless of geographical location. Case progress and updates are managed through the platform rather than tied to a local office.
Do I need to instruct a solicitor near me?
5
4Moving Pack
What's included in a 4Moving Pack?
1
A 4Moving Pack consists of a Title Plan, Local Authority Search, Drainage & Water Search, and Environmental Search. The main searches required for a property purchase.
What is a Local Authority Search and why does it matter?
2
A Local Authority Search checks council records for planning permissions, building regulation approvals, road schemes and other factors that could affect the property or its value. This information isn't visible from the title deeds alone.
What is a drainage & water search?
3
This search confirms how a property is connected to public drainage and water supply, and flags any nearby water mains or sewers that could restrict future building work or extensions.
Can I order property searches before instructing a solicitor?
4
Yes. The 4Moving Pack can be purchased before instructing a conveyancing solicitor. When you have chosen a conveyancing solicitor, the searches are automatically sent. The 4Moving Pack can save up to five weeks in the process by having key information ready.
4Stamp (SDLT)
What is Stamp Duty Land Tax (SDLT)?
1
Stamp Duty Land Tax (SDLT) is a tax paid to HMRC on property and land purchases in England and Northern Ireland. The amount owed depends on the purchase price, the buyer's circumstances (such as whether they already own property), and the type of transaction.
How is SDLT calculated on a residential purchase?
2
SDLT is calculated using tiered rates applied to bands of the purchase price, with surcharges for additional properties and reliefs available in certain circumstances (such as first-time buyer relief). Stamp Duty Land Tax has nine tax rates and over 50 reliefs and exemptions, and HMRC's own calculator only considers three of them. This is why manual or generic calculations can easily miss something a purchaser is entitled to (or liable for).
Why do conveyancers use 4Stamp instead of doing it in-house?
3
SDLT calculations depend on the property, the purchaser's tax status, and the transaction structure, standard calculators can't capture every variation. Conveyancing solicitors erring on the side of caution results in around 1 in 8 customers overpaying. A specialist service like 4Stamp combines technology with expert review to reduce that risk and the liability that comes with it.
What happens if SDLT is calculated incorrectly?
4
An incorrect SDLT return can lead to clients overpaying (or underpaying, risking HMRC penalties). This can expose the conveyancer to professional liability if the error is traced back to their advice. When using 4Stamp, we will respond to HMRC on the client’s behalf should the amount paid be questioned, with the calculation covered by 4Stamp’s professional indemnity insurance.
How does probate or inherited property affect SDLT?
5
Does 4Stamp support CQS-compliant firms?
6
How might the Finance Bill 2025–26 affect SDLT rates or thresholds?
7
Can I reclaim overpaid Stamp Duty?
8
Inherited property can affect a buyer's SDLT position in ways that aren't always obvious. For example, someone who has never bought a home themselves may still not qualify as a first-time buyer if they've inherited an interest in a property. These scenarios are exactly the kind of edge case that generic calculators tend to miss.
Yes. CQS requires a verification process for SDLT, and 4Stamp provides certified verification, a signed certificate, rationale, and SDLT1 instructions all recorded for file audit.
The Finance Bill 2025–26 doesn't change SDLT rates directly, but it introduces a significant compliance change. The change will require conveyancers who submit SDLT returns on behalf of clients to register as tax advisers with HMRC, since this is defined as tax advice. The requirement came into force from May 2026, with financial penalties of £5,000 for a first breach and £10,000 for repeat offences. This raises the stakes for firms still handling SDLT calculations in-house, and is a strong reason to use a specialist, audit-trailed service such as 4Stamp.
In specific circumstances, yes. Buyers who've overpaid SDLT (for example, due to a missed relief) can apply to HMRC for a refund, usually within a set time limit from the transaction date. A certified calculation at the point of purchase is the best way to avoid needing to do this at all. Our 4Stamp tax advisors can help with this.
Surveys
What's the difference between a Level 1, Level 2, and Level 3 survey?
1
A Level 1 survey is a visual inspection suited to conventionally built, modern properties in satisfactory condition, and doesn't include advice on repairs. A Level 2 (HomeBuyers Report) is a more extensive inspection that includes advice on repairs and ongoing maintenance, suited to a broader range of conventional properties. This is the most popular type of survey. A Level 3 (Building Survey) is the most detailed option, involving a thorough inspection of the building's structure, services and grounds. Typically recommended for older, larger, or altered properties.
Do I need a survey if I'm getting a mortgage valuation?
2
Yes. A mortgage valuation only confirms the property is worth what you're paying for lender purposes; it isn't a survey and won't flag structural issues, damp, or repair costs. A separate specific survey is the only way to know the condition of what you're actually buying.
How long does a property survey take?
3
This varies by survey level and property size, but a Level 1 or 2 survey is typically completed within a few hours on-site, with the report following within a few working days. A Level 3 survey takes longer given the depth of inspection involved.
What issues can a survey uncover before completion?
4
Surveys can reveal things like structural problems, damp, roof or timber issues, unsafe electrics, and other defects that aren't visible during a normal viewing. This gives buyers the chance to renegotiate, request repairs, or walk away before completion.
EPC’s & Removals
What is an EPC and is it a legal requirement?
1
An Energy Performance Certificate (EPC) rates a property's energy efficiency from A to G and is a legal requirement when a property is built, sold, or rented in the UK.
How long is an EPC valid for?
2
An EPC is valid for 10 years from the date it's issued, unless the property undergoes significant changes that would affect its energy rating.
How can I improve my property's EPC rating?
3
Common ways to improve an EPC rating include upgrading insulation (loft, walls, floors), replacing an old boiler, fitting double or triple glazing, and switching to more efficient lighting. The EPC report itself will usually list recommended improvements specific to the property.
When should I book my removals?
4
It's best to book as soon as you have a realistic completion date in mind, ideally several weeks in advance, some removal firms get booked up quickly, especially at weekends and month-ends when most completions happen.
Do you offer packing services as part of removals?
5
Removals services can typically be tailored to include full or partial packing support, not just transport. This is worth confirming at the point of booking based on how much help you need.