Updated: October 12, 2018

Arnold conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Arnold

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Arnold for the legal work for a home sale or purchase.

How are Arnold conveyancing fees calculated?

We work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Arnold who work on a fees per hour basis. Your quote will set out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like bankruptcy checks or managing agent fees.

See: Complete list of conveyancing fees and disbursements

How much will the total Arnold solicitor conveyancing fees be?

Arnold conveyancing fees will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. a historic mining search, may be needed and council search fees will vary.

With Quittance Conveyancing, there are no hidden fees 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Arnold

Purchase conveyancing needs the conveyancing solicitor in Arnold to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing easements) to problems affecting the mortgageability (e.g. commonhold issues).

The conveyancer will report their findings back to the buyer and the lender (where there is a mortgage), offer practical solutions and register the title in the new owner's name.

This article gives useful advice for people who need conveyancing solicitors in Arnold for a purchase.

Your Arnold conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like Ulster Bank or a large lender such as the Bank of Scotland, before you select a Arnold conveyancing solicitor you need to check that they are on the panel of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders are only prepared to work with a restricted panel of firms.

Should this be the case, the lender will require a second solicitor firm to complete the legal work, and you will be expected to pay this second solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

Neglecting to check the lender panel status of your property lawyer can mean significant delays.

Quittance Conveyancing are on the panel of all banks and other lenders.

Gedling Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Arnold conveyancing solicitors to identify planning, development and environmental issues that might potentially reduce how much the property you intend to buy will be worth.

Lenders typically also require conveyancing searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Additional searches, such as a highways authority search or a ground stability report, may also be referred to in the standard searches.

Property purchasers can expect to wait up to 8 weeks for conveyancing searches obtained from Gedling Borough Council, so your lawyer will recommend using quicker personal searches.

Checking planning permission status

Your conveyancing solicitor will request an 'Official Copy of the Title Register' from the Land Registry, assisting with the identification of planning issues. Examples of these include outbuildings lying outside the boundary or that a restrictive covenant has been breached.

Gedling Borough Council Council Tax

Gedling Borough Council calculate council tax on Arnold homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band D, for example, would owe annual council tax of £1,874.

Arnold conveyancing solicitors will inform a purchaser 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 £1,405.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where an inhabitant is an 18 year old for whom child benefit is payable. Newer homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Gedling Borough Council Tax (2018)
A £1,249
B £1,457
C £1,666
D £1,874
E £2,290
F £2,707
G £3,123
H £3,748

Can I lower my band?

To appeal contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

In the 2016/17 financial year, 20 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Arnold properties

The SDLT1 form is seven pages long, and HM Revenue and Customs (HMRC) fines those who delay in completing and returning it. The buyer (rather than the seller) will have to pay SDLT on the purchase price of the home if it exceeds £125,000.

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

This table sets out SDLT for typical property in Nottinghamshire:

  Average sale price (2017) SDLT
Average price £195,058 £1,401.16
Average price (detached) £271,608 £3,580.40
Average new build £230,252 £2,105.04
Following the autumn budget statement, second home buyers must pay a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Arnold for the average price of £195,058 the SDLT would be £9,752.90.

Stamp duty relief for first-time buyers in Arnold

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Conveyancing solicitors in Arnold will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Arnold

New build site

Purchasing a leasehold home if you are unaware of the facts is not recommended. There is a wide range of sometimes obscure legal issues that may be awaiting the unsuspecting purchaser, including marriage value issues, exponential ground rents and absent freeholders.

Erroneous leasehold advice, from an inexperienced conveyancer, could have costly, long-term consequences.

If you intend to purchase a leasehold property, a expert conveyancing solicitor in Arnold will consider potential leasehold issues, such as :

  • reviewing the lease
  • service charges
  • managing agent practices
  • reserve funds

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

Buying a 'New Build' property in Arnold?

Building site

The average cost of Arnold new build homes is £220,866. 73 new build houses and flats have been bought in Arnold in 2018 so far.

Buying a new build can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Arnold must be mindful of local issues and must check numerous things, like squaring developer incentives with lenders and dealing with incomplete service connection agreements.

Our highly qualified team of conveyancers are specialists in working to tight developer deadlines and new build purchases.

Nottinghamshire Conservation areas

If you are intending to purchase a home in a conservation area in Arnold, the property must be compliant with any local conservation area conditions. These conditions, referred to as Article 4 Directions, can include possible restrictions on solar panel positioning, restrictions on the use of cladding or restrictions on side or 2 storey extensions.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Arnold.

Conveyancing - Selling a property in Arnold

The conveyancing process on a sale of a home is much easier than for a property purchase. With a property purchase, the burden is solely on the buyer to determine whether the legal title of the property is legally sound.

When selling, conveyancing solicitors in Arnold acting for the person selling need only respond to questions set by the buyer's conveyancing solicitor.

What could jeopardise the conveyancing process?

A property can be burdened by many legal problems (for example tree preservation orders) that might delay a sale for several weeks.

Don't put off finding a solution as it is the buyer's solicitor's job to spot problems. Instead, talk to a professional and deal with it as soon as you can.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

Conveyancing for a leasehold flat or house is much more specialised compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Arnold will need to conduct extra work. This can involve requesting all relevant freeholder information or any documentation relating to forfeiture proceedings.

Vendors should instruct a lawyer as soon as possible, ideally before putting the property on the market, to mitigate (often inevitable) leasehold delays.

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

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

You can contact a local Arnold conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Arnold

Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage their home to get a more attractive interest rate.

A proactive conveyancing solicitor in Arnold will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting the mortgage rate you want.

A property lawyer will represent both you and the mortgage lender to ensure that the new interest in the property is registered correctly and the lender's investment is secured.

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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