Updated: October 12, 2018

Ipswich conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ipswich

Conveyancing solicitor fees will be paid to conveyancing solicitors in Ipswich for the legal work associated with moving home.

How are Ipswich conveyancing fees calculated?

Some conveyancing solicitors in Ipswich carry out the legal work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your quote sets out what fees you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as local authority searches or managing agent information.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Ipswich solicitor conveyancing fees be?

Conveyancing fees in Ipswich will not vary. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. a historic mining search, may be needed.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard conveyancing transaction, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ipswich

Used as the setting for The Pickwick Papers (by Charles Dickens), Ipswich, the county town of Suffolk was established in the 7th century and is one of England's oldest towns. Its port is still fully operational and is the UK's largest port for agricultural produce.

With recent investments in a significant regeneration of the town's waterfront and centre, and accessibility to beautiful Suffolk coast and countryside, Ipswich has seen a surge in popularity with London commuters.

An extensive rail network also connects Ipswich to Cambridge, Norwich and Colchester. With a wide range of available property types available, property prices in this attractive town remain below average for the east of England.

Conveyancing for buyers

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and the buyer still will need to investigate their intended purchase.

The conveyancing solicitor in Ipswich will offer suggestions and advice once their enquiries are complete, offer practical solutions and register the title in the new owner's name.

The following section examines those residential property types which may involve extra hazards for people looking for conveyancing solicitors in Ipswich for a purchase.

Your Ipswich conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a less common lender like Atom Bank or a large lender such as Santander, before you select a conveyancing solicitor in Ipswich you must confirm that they are on the approved panel of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some banks and building societies are only happy to work with a selected list (their 'panel') of firms.

In this case, the lender will require a second legal firm to carry out the legal work, and you will be expected to pay this alternate lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Failing to confirm your conveyancing lawyer's lender panel status could mean serious delays.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Property Searches (Ipswich Borough Council)

Searches are submitted by Ipswich conveyancing solicitors to unearth any pertinent information that might possibly have an impact on how much the property you intend to buy will be worth.

Searches are primarily carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a radon gas search or an agricultural search, may also be advised following the initial searches.

Ipswich Borough Council has a typical lead time of 7 weeks for LA searches, so faster personal searches will be preferred.

Checking planning permission status

Your conveyancing solicitor will request official entries from HMLR. This will help to identify any planning issues, such as limits on the development of the property or a difference between the agent's floorplan and the title plan.

Ipswich Borough Council Council Tax

Council tax is calculated by Ipswich Borough Council on property value and the number of people living in the property. E.g. for an average Valuation Band D house in Ipswich, the amount payable would be £1,783.

A conveyancing solicitor in Ipswich will inform the buyer of the property's tax band as soon as they are notified.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount reduces the tax due to 75% which would equal £1,337.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or properties awaiting grant of probate. A property built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Ipswich Borough Council Tax (2018)
A £1,189
B £1,387
C £1,585
D £1,783
E £2,179
F £2,575
G £2,972
H £3,566

Are you paying too much?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
St. Clare House

A property owner can also apply for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Ipswich properties

If you are buying a home that costs over £125,000, then you will have to pay SDLT to HMRC. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Our post-completion conveyancing team use legal case management system to ensure the SDLT1 tax return is submitted to HM Revenue & Customs as quickly as possible.

See stamp duty examples for properties in Ipswich:

  Average selling price (2017) Stamp Duty
Average price £202,806 £1,556.12
Average price (detached) £344,644 £7,232.20
Average new build £134,784 £195.68

Stamp duty relief for first-time buyers in Ipswich

Since 2017, first-time buyers only need to pay stamp duty on homes valued over £300,000. If you already own another property or share in a property (including outside the UK)you will be subject to a higher SDLT rate of 3%. So if a second property was bought for £202,806 then the stamp duty total will be £10,140.30.

Conveyancing solicitors in Ipswich will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Ipswich

New build site

It can be costly to buy a leasehold property without being aware of the facts. The many potential complications lying in wait for an uninformed buyer include undisclosed major works and ground rent multipliers.

Severe consequences can result from a less-experienced lawyer's inaccurate leasehold advice.

If you are planning to purchase a leasehold home, a specialist conveyancing solicitor in Ipswich will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • managing agent practices
  • current-year service charge estimates
  • plans to collectively purchase the freehold
  • residents? management company

Ensure that you are fully-informed regarding your planned purchase with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Ipswich?

New build site

1 new build homes have been bought in Ipswich in 2018 so far, according to data sourced by HMLR. The average sale price of a new build home in Ipswich is £129,995.

A new-build conveyancing solicitor in Ipswich needs to be conscious of Ipswich-specific factors and the added complexities of new build, including investigating developer incentives and handling initial Land Registry registration.

Our highly qualified new build conveyancing team are specialists in representing buyers to achieve the best outcome and meeting short developer deadlines.

Conservation areas

Whether you are intending to buy a thatched cottage or a Victorian terraced house, if the house is in a designated conservation area, any planned modifications to the house might not be allowed by Ipswich Borough Council.

These conditions, referred to as Article 4 Directions, may include restrictions on the addition of boundary walls, restrictions preventing paving over the front garden or limitations on new outbuildings.

If a property is in breach, the owner could be legally required to pay for the property to be returned to a compliant state, even if the previous owner was responsible for the changes.

Conservation areas in Ipswich include St Helen's, Park and Central. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Ipswich.

Conveyancing - Selling a property in Ipswich

The conveyancing process on a house sale is less complicated than for a property purchase. During the sale of a house or flat, the burden lies with the purchaser to satisfy themselves that the property is legally sound.

On the other hand, when selling, conveyancing solicitors in Ipswich acting for the vendor for the most part just answer questions set by the buyer's conveyancing solicitor.

What steps can you take to give yourself the best chances of success?

Properties can face many potential roadblocks (e.g. a problematic solar panel lease) which may protract the sale conveyancing process.

Don't bury your head in the hope that any issues won't be spotted - speak to an expert and work to resolve it at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold property is a great deal more protracted than for a more straightforward freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Ipswich. This can involve getting all relevant freeholder information, through to details of any slush fund for property maintenance.

Given the complexities of leasehold property, it is strongly advised that you instruct a lawyer with leasehold experience as soon as possible.

Can your conveyancing solicitors act for both the buyer and the seller of the same home?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a house sale. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

You can contact a local Ipswich conveyancing solicitor firm to carry out your legal work, if we are acting for the other side.

Local Ipswich conveyancing solicitor directory

  • Attwells Solicitors LLP, Sun Buildings, 35-37 Princes Street, Ipswich, Ipswich, Suffolk, IP1 1PU
  • Blockslegal LLP, Arcade Chamber, 2-6 Arcade Street, Ipswich, Suffolk, IP1 1EL
  • Gotelee, 31-41 Elm Street, Ipswich, Suffolk, IP1 2AY
  • Kerseys Solicitors LLP, 32 Lloyds Avenue, Ipswich, Suffolk, IP1 3HD
  • Prettys Solicitors LLP, Elm House, 25 Elm Street, Ipswich, Suffolk, IP1 2AD

Conveyancing - Remortgaging a property in Ipswich

Saving money on a better rate is primarily why people decide to remortgage. There are other reasons, such as the existing lender having refused a payment holiday, or borrowing more to help pay for an extension.

You can appreciate the benefits of a better rate earlier with a more proactive conveyancing solicitor in Ipswich. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is crucial that the property lawyer undertaking the legal work can also represent your preferred mortgage provider. Our conveyancing team are on all major lenders' panels. So no matter whether you are moving to a tracker with Barclays Bank or to a discounted-rate mortgage with the Yorkshire Building Society, our remortgage specialists can help.

Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

Read more about this Quittance Legal Expert

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