Updated: October 12, 2018

Ashbourne conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ashbourne

Conveyancing solicitor fees are the charges you pay your Ashbourne conveyancing solicitor for the legal work for a home sale or purchase.

Are Ashbourne conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Ashbourne who offer services on an hourly rate. Your quote explains all fees and other costs you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the legal fees.

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 landlord's notice fees or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total Ashbourne solicitor conveyancing fees be?

Though conveyancing fees in Ashbourne will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, 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 absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing 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 Ashbourne

The legal work for a homebuyer requires the Ashbourne conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. adverse possession) to regulated tenancies affecting the future saleability of the property.

The conveyancer will feed the results of their enquiries back to the buyer and their lender, deal with any legal problems and register the new owner's title at the Land Registry.

The content below discusses the aspects of the legal process for conveyancing solicitors in Ashbourne needing specialist legal knowledge.

Your Ashbourne conveyancing solicitor must be lender-approved

There are many lenders, from a less common mortgage lender like GE Money Home Lending, to a major lender such as Halifax. Before selecting a Ashbourne conveyancing solicitor, whoever you choose, it is critical that you make sure that they are on the panel of your lender.

Your conveyancer may be unable to act for your lender, because some banks and building societies are only happy to work with a restricted list (called a 'lender panel') of firms that meet strict criteria.

Should this be the case, the lender will need a second firm to carry out the legal work, and you will then have to cover this alternative solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

Major delays can occur if you fail to check your conveyancer's lender panel status.

Our solicitors can act for all banks and other lenders.

Residential Property Searches (Derbyshire Dales Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of public bodies by Ashbourne conveyancing solicitors to highlight issues affecting 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 more detailed flood report or a mining search, may also be referred to following the initial searches.

The average turnaround time for Residential property searches from Derbyshire Dales Council is 9 weeks. Your conveyancer will recommend using a faster search agent.

Planning documents

The buyer's conveyancing solicitor also retrieves the Title Register from HMLR. This will help to highlight potential planning issues. Examples of these include errors on the title plan or restrictions that limit alterations.

Derbyshire Dales Council Council Tax

Council tax is calculated by Derbyshire Dales Council on property value and the number of people living in the property. E.g. a property in the Derbyshire Dales Council area in Band B would pay £1,397 per annum.

A conveyancing solicitor in Ashbourne will inform the buyer of the property'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 £1,048.

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 properties awaiting grant of probate.

Band Derbyshire Dales Council Tax (2018)
A £1,198
B £1,397
C £1,597
D £1,796
E £2,196
F £2,595
G £2,994
H £3,593
To appeal contact:

Valuation Office Agency
Blackburn House
Old Hall St
Stoke-On-Trent
ST1 3BS
Staffordshire

A homeowner can ask for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Ashbourne properties

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125k. Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.

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

See examples for Ashbourne properties:

  Average selling price (2017) Stamp Duty
Average price £295,890 £4,794.50
Average price (detached) £377,399 £8,869.95
Average new build £329,186 £6,459.30
If you own another property or share in a property you will be subject to a 3% surcharge. Therefore, if a homeowner in Ashbourne bought a second home for the average price of £295,890 the SDLT would be £23,671.20.

Stamp duty relief for first-time buyers in Ashbourne

Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000.

Ashbourne conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Ashbourne

New build site

The pitfalls associated with purchasing a leasehold property remain of serious concern. Ground rent multipliers, unreasonable managing agent fees and onerous covenants are but a few of the many common complications lying in wait for the unsuspecting purchaser.

Poor leasehold guidance, from an inexperienced lawyer, could lead to serious consequences.

A competent conveyancing solicitor in Ashbourne will investigate aspects of the leasehold purchase, e.g. dealing with freeholders, understanding regional and era-specific nuances of leases and the implications of the remaining length of the lease.

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

Buying a 'New Build' property in Ashbourne?

New build site

According to Her Majesty's Land Registry information, the average price for a new build home in Ashbourne is £329,186. 73 new build houses and flats were purchased in Ashbourne last year.

Acquiring a new build requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Ashbourne must be mindful of both region-specific factors and also needs to check numerous things, such as liaising with the builder's onsite sales team and checking that any contracts allow for future 'common parts' maintenance.

Our team of conveyancers are experts in ensuring that new build contracts favour the client as much as possible and meeting short developer deadlines.

Derbyshire Conservation areas

Whether you are buying a period country house or a Victorian family home, if the house is in a designated conservation area, your plans to alter the house might not be accepted by Derbyshire Dales Council.

Referred to as Article 4 directions, these building controls may include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

The Derbyshire Dales local planning authority has assigned conservation area-status to parts of Ashbourne. Your conveyancing solicitor will address whether your planned purchase is located one of Ashbourne's conservation areas.

Conveyancing - Selling a property in Ashbourne

The legal work involved in a property sale is more straightforward than when buying. For a house purchase, the burden is solely on the buyer to confirm that the legal title of the property can be mortgaged and is free from legal issues.

Conversely, when selling, conveyancing solicitors in Ashbourne acting for the seller need only answer the buyer's solicitor's questions.

Why do sales fall through?

A house or flat can be burdened by numerous potential roadblocks (e.g. having a flying freehold) that have the capacity to threaten the completion of the conveyancing process.

In most cases, it is recommended for sellers to tackle these issues head on.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is much more time-consuming than for a freehold house.

Ashbourne conveyancing solicitors must usually carry out further legal work. This can involve contacting the freeholder for the freeholder pack, through to insurance premium details accounts.

It is strongly advised that the seller instruct a property lawyer as soon as an estate agent is chosen to help mitigate often unavoidable leasehold delays.

What if you are acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a home in Ashbourne, and we are acting for the other side, you could contact a local Ashbourne conveyancing solicitor firm to handle your legal work.

Local Ashbourne conveyancing solicitor directory

  • Flint Bishop LLP, 54 St. John Street, Ashbourne, Derbyshire, DE6 1GH
  • Jc Lawyers Limited, 44a St John Street, Ashbourne, Derbyshire, DE6 1GH
  • Nigel R Davis Limited, 3-4 Spire House, Waterside Business Park, Ashbourne, Derbyshire, DE6 1DG

Conveyancing - Remortgaging a property in Ashbourne

Benefitting from a lower rate to reduce monthly expenses is usually why people remortgage. There are other reasons, including wanting a more flexible mortgage, or releasing capital to pay off other debts.

An efficient conveyancing solicitor in Ashbourne can reduce the remortgage processing time, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

A property lawyer will represent both you and the mortgage lender, in order to ensure the HM Land Registry is notified of the lender's charge over the property and 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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