Updated: October 12, 2018

Accrington conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Accrington

Conveyancing solicitor fees will be paid to conveyancing solicitors in Accrington for the legal work associated with buying or selling a property.

Do Accrington conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Accrington offer services on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your quote will set out what you will pay when your sale or purchase goes through.

What are disbursements?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty Land Tax or ID checks.

See: How much should conveyancing fees cost?

How much will conveyancing in Accrington cost in total?

Accrington conveyancing fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, additional region-specific searches, e.g. a flooding search, may be needed and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no unexpected costs or surprises in the small print. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Accrington

The legal work for a property buyer will require a conveyancing solicitor in Accrington to consider a wide range of issues. Examples of such issues are defective property title (e.g. grant of reservation of rights) and regulated tenancies affecting the mortgageability of the property.

The buyer's property lawyer will report their findings back to the purchaser and their mortgage lender, help to fix or resolve any legal issues and confirm that the Land Registry's record of the property is updated.

The following considers those types of property that carry additional risk for homebuyers searching for conveyancing solicitors in Accrington.

Your Accrington conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from Atom Bank, the Co-operative Bank or any other lender, before selecting a conveyancing solicitor in Accrington it is very important that you make sure that they can act on behalf of your lender.

Your conveyancer may be unable to act for your lender, because some mortgage lenders only accept a restricted panel of solicitors or licensed conveyancers that match certain criteria.

In this case, the lender will require an alternative legal firm to complete the legal work, and you will usually need to pay this second lawyer's costs. This can frustrate or delay the process.

The conveyancing process could be jeopardised by failing to check your property lawyer's lender panel status.

Our solicitors are approved members of all lender panels.

Searches (Hyndburn Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Accrington conveyancing solicitors to help uncover relevant information about the property being purchased.

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

Further searches, such as a Crossrail search or a mining search, may also be referred to in the initial LA and Environmental searches.

The average delivery time for property searches delivered by Hyndburn Borough Council is 7 weeks, so your lawyer will advise using faster personal searches.

Finding planning permissions

Office copies will also be ordered from HM Land Registry by the homebuyer's conveyancing solicitor. This will help to identify any issues. Examples of these include the breach of a restrictive covenant or discrepancies with the filed plan.

Hyndburn Borough Council Council Tax

As a homeowner in Accrington, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Band D, for example, would owe annual council tax of £1,781.

A conveyancing solicitor in Accrington will inform the purchaser of the home's tax band once they are themselves 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 (25%) would reduce the tax due to £1,336.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the resident is living in long term residential care.

Band Hyndburn Borough Council Tax (2018)
A £1,187
B £1,385
C £1,583
D £1,781
E £2,177
F £2,573
G £2,968
H £3,562

Does anyone ever challenge their valuation?

To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on Accrington properties

If you are buying a home that costs over £125,000, then you will have to pay Stamp Duty Land Tax 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.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See stamp duty examples for homes in Accrington:

  Average selling price (2017) Stamp Duty Land Tax
Average price £110,138 £0.00
Average price (detached) £198,229 £1,464.58
Average new build £136,757 £235.14

Stamp duty relief for first-time buyers in Accrington

First-time buyer stamp duty relief is available on property purchases below £300k. Following the recent budget statement, second home buyers have had to pay a higher rate of 3%. Following the example above, if a homeowner bought a second home in Accrington for the average price of £110,138 the SDLT would be £3,304.14.

Conveyancing solicitors in Accrington will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Accrington

New build site

It is not recommended to buy a leasehold property without knowing what you are getting into. The numerous common problems awaiting the unsuspecting buyer can include increasing ground rents and leases with fewer than 80 years to run.

Erroneous leasehold advice, from a conveyancer with limited leasehold experience, could have serious financial implications.

A good conveyancing solicitor in Accrington will investigate aspects of the leasehold purchase, such as reviewing the lease itself (many leases are decades old), managing agent practices and service charges, ground rents and buildings insurance arrangements.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Accrington?

New build site

According to data compiled by the HM Land Registry, the average price for new build homes in Accrington is £136,757. 38 new builds were purchased in Accrington last year.

A new-build conveyancing solicitor in Accrington must be familiar with local factors and the specific issues associated with new build, such as handling unreasonable delays and investigating issues with drains and roads that serve the property.

Our conveyancing team are experts in working to tight developer deadlines and new build purchases.

Lancashire Conservation areas

Whether you are planning to buy a character cottage or an Edwardian house, if the home is in an officially designated conservation area, your plans to develop the home might not be accepted by Hyndburn Borough Council.

These conditions, called Article 4 Directions, can include restrictions on door and window styles, limitations on new outbuildings or restrictions on the addition of cladding.

The local authority can order any non-compliant alterations to a property to be changed or removed.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Accrington.

Conveyancing - Selling a property in Accrington

The legal side of a sale of a home is less demanding than when buying. When property changes hands, the principle of 'buyer beware' means that the onus is on the buyer to satisfy themselves that the property is legally sound.

On the other hand, when selling, conveyancing solicitors in Accrington acting for the current owner for the most part just answer the buyer's questions.

What could put a property sale at risk?

Obstacles, such as excessive service charges or not being connected to the water mains, might protract a transaction if not dealt with promptly.

You shouldn't ignore this as solicitors are trained to unearth any such issues - speak to an expert instead and deal with it at the earliest stage.

Further reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat is much more difficult in comparison with a freehold house.

Accrington conveyancing solicitors will also carry out additional work, and this could include requesting ground rent details, through to finding out if there are any payment arrears.

It is recommended that the vendor contact a property lawyer as soon as the decision is made to sell to reduce delays associated with leasehold property. Waiting for a long-overdue managing agent response is the most common reason for a leasehold sale to fall through.

Can Quittance conveyancers act for the buyer and the seller of the same home?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules ban the same solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a home in Accrington, and one of our conveyancing solicitors is carrying out the legal work for the other side, you could contact a local Accrington conveyancing solicitor firm to handle your legal work.

Local Accrington conveyancing solicitor directory

  • Anthony Foley, 9-13 Dutton Street, Accrington, Lancashire, BB5 1JR
  • Abbey Court Limited, 112 Abbey Street, Accrington, Lancashire, BB5 1EE
  • Acklam Bond Limited, Equity Chambers, 10-12 St. James Street, Accrington, Lancashire, BB5 1LY
  • Barlow Rowland, 18-24 St. James Street, Accrington, Lancashire, BB5 1NY
  • Farleys Solicitors LLP, 12-20 Willow Street, Accrington, Lancashire, BB5 1LP

Conveyancing - Remortgaging a property in Accrington

By far the most common reason people remortgage is to secure a preferential rate. There are also other reasons to remortgage, including consolidating debts, or moving from a standard variable rate (SVR) to a fixed-rate.

A good conveyancing solicitor in Accrington can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

So that they can make sure that the mortgage provider's interests are protected, the property lawyer will represent both you and your new lender.

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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