Updated: October 12, 2018

Norwich conveyancing solicitor fees

No Move, No Fee conveyancing in Norwich

Conveyancing solicitor fees are the amounts you pay your Norwich conveyancing solicitor for the legal work associated with moving home.

Do Norwich conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Norwich who will work on an hourly rate. Your quote explains all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like bankruptcy checks or ID checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Norwich solicitor conveyancing fees be?

Although conveyancing fees in Norwich will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. utilities searches, may be necessary and Local Authority Search fees can vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden fees. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Norwich

Once the largest cities after London, Norwich is the county town of Norfolk. Its location in East Anglia makes Norwich one of the least accessible cities in the UK, but this has protected it from over development as a commuter hub. Many of the houses are period properties, although several areas are currently being regenerated, with a mix of residential homes and retail spaces.

Employment prospects are very good - Norwich Research Park, one of Europe's largest single-site research centres specialises in the multi-billion-pound food, health and life science sector, has created 12,000 jobs, with a further 5,000 expected by 2021.

Conveyancing for home buyers

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

It remains, however, the duty of the Norwich conveyancing solicitor to make enquiries about the property, make their "report on title", make practical suggestions and confirm that the legal title passes to the new owner.

The following discusses those areas of the legal process for conveyancing solicitors in Norwich that necessitate specialised skills.

Your Norwich conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Norwich, you need to check that they are approved by your mortgage lender, whether you are obtaining a mortgage from the Chelsea Building Society, Bank of Ireland or any other lender.

The majority of banks and building societies are only happy to work with a restricted panel of legal firms. If a solicitor is unable to act for your mortgage lender, the lender will require a different law firm to act in their interests.

The buyer will usually need to pay this alternative solicitor's fees and significant delays to your move could occur.

Major delays can arise if you do not confirm your conveyancer's lender panel status.

Quittance Conveyancing can act for all mortgage providers.

Property Searches (Norwich City Council)

Searches are applied for by Norwich conveyancing solicitors to identify any broader issues that could reduce how much the property you intend to buy will be worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Additional searches, such as a tin mining search or a mining search, may also be referred to following the initial searches.

The typical lead time for conveyancing searches obtained from Norwich City Council is 13 weeks. A local search provider will be able to provide this information faster.

Checking planning status

Official Entries will also be obtained by your conveyancing solicitor, helping to evidence any planning issues. These issues could include restrictions that limit alterations or the title plan showing only very general boundaries.

Norwich City Council Council Tax

The amount of council tax a homeowner in Norwich will pay to Norwich City Council will depend on the property's value and the number of residents. The occupier of a property in Band B, for example, would owe annual council tax of £1,406.

A conveyancing solicitor in Norwich will inform a buyer of the home's tax band once they have the Local Authority search results.

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 (25%) would reduce the tax due to £1,055.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or for foreign language students.

Band Norwich City Council Tax (2018)
A £1,206
B £1,406
C £1,607
D £1,808
E £2,210
F £2,612
G £3,014
H £3,617

Could you be overpaying?

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

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park
Norwich
NR7 0HS
Norfolk

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 Norwich properties

If a house is purchased for £125k or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance's investment in the latest case management software means that HMRC filing rejections are a thing of the past.

See table below for stamp duty examples for properties in Norwich:

  Average sale price (2017) Stamp Duty Land Tax
Average price £219,664 £1,893.28
Average price (detached) £371,763 £8,588.15
Average new build £227,109 £2,042.18

Stamp duty relief for first-time buyers in Norwich

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT for the purchase of a second property. Therefore, if a homeowner in Norwich bought a second property for the average price of £219,664 the SDLT would be £10,983.20.

Norwich conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Norwich

New build site

Data suggests that over 100,000 homeowners in England are trapped in property leases with problematic terms. The numerous common problems lying in wait for the unsuspecting buyer can include:

  • onerous covenants
  • incomplete management company accounts
  • restrictions on the use of the property
  • increasing ground rents
Severe consequences can result from an inexperienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A specialist conveyancing solicitor in Norwich will investigate aspects of the leasehold purchase, for example dealing with landlords, reviewing the lease itself and flats in the same block with disparity between their leases.

Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Norwich?

House being built

9 brand new properties have been bought in Norwich in 2018 so far, (sce: HMLR). The average value of Norwich new build homes is £204,167.

A new-build conveyancing solicitor in Norwich must be well-versed in Norwich-specific factors and the added complexities of new build, like investigating issues with drains and roads that serve the property and checking the suitability of new build insurance.

Our expert new build team provide a specialist assessment of the legal title of the property, with close attention paid to concerns like the home's future marketability and an assessment of other risks, such as regional infrastructure development.

Conservation areas

Whether you enjoy Tudor-style or Edwardian architecture, buying in a conservation area-protected street usually means that the local character will be preserved. However, conservation area building controls will affect your property.

These conditions, called Article 4 Directions, can include restrictions preventing the addition of frontal sloping rooflights, restrictions on joinery colour choices or restrictions on extensions normally within Permitted Development rights.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

Trowse Millgate, Thorpe St Andrew and Thorpe Hamlet are among the conservation areas in Norwich. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Norwich.

Conveyancing - Selling a property in Norwich

The legal process for a sale of a home is much easier than for a purchase. The buyer's solicitor does a thorough legal appraisal on the home. Conveyancing solicitors in Norwich acting for the seller, however, effectively just collects any required paperwork and replies to the solicitor's standard and additional enquiries .

Why do sales fall through?

A house or flat can be burdened by numerous possible difficulties (e.g. restrictions on how you can use the property) which could stop a purchase in its tracks.

Don't bury your head in the sand as solicitors are trained to unearth any such issues. Get advice, face the issues head on, and find a solution at the earliest stage.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold

The conveyancing process for a leasehold property is significantly more involved in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Norwich must undertake additional work, which could include getting the latest service charge and ground rent statement, through to any documents pertaining to a variation of the terms of the lease.

You should instruct a lawyer as early as possible to help mitigate often unavoidable leasehold delays.

Can your conveyancing solicitors act for both parties?

SRA regulations prevent the same conveyancing solicitor from acting on both sides in a house sale. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a Norwich property, and a Quittance solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Norwich to undertake your conveyancing.

Local Norwich conveyancing solicitor directory

  • Cozens-Hardy LLP, Castle Chambers, Opie Street, Norwich, Norfolk, NR1 3DP
  • Hatch Brenner LLP, 4 Theatre Street, Norwich, Norfolk, NR2 1QY
  • Isadore Goldman Limited, Lawrence House, 5 St. Andrews Hill, Norwich, Norfolk, NR2 1AD
  • Lambert Pugh LLP, 19 Charing Cross, Norwich, Norfolk, NR2 4AX
  • Steeles Law Solicitors Limited, Lawrence House, 5 St Andrews Hill, Norwich, Norfolk, NR2 1AD

Conveyancing - Remortgaging a property in Norwich

Reducing monthly repayments by finding a lower rate is usually why people change lenders. There are other reasons, including moving from a standard variable rate (SVR) to a fixed-rate, or releasing equity.

An efficient conveyancing solicitor in Norwich will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer will represent both you and the mortgage provider to certify the mortgage provider's interests are protected.

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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