Updated: October 12, 2018

Ashby De La Zouch conveyancing solicitor fees

No Move, No Fee conveyancing in Ashby De La Zouch

Conveyancing solicitor fees are the charges you pay to your Ashby De La Zouch conveyancing solicitor for handling the legal work for your move.

How are Ashby De La Zouch conveyancing fees calculated?

We work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Ashby De La Zouch who offer services on a cost per hour basis. Your conveyancing quote sets out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

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

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like Stamp Duty Land Tax (SDLT) or managing agent fees.

See: A guide to all conveyancing fees

How much will the total Ashby De La Zouch solicitor conveyancing fees be?

Whilst conveyancing fees in Ashby De La Zouch will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, council search fees will vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For a standard sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote 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 Ashby De La Zouch

Recent changes to the law mean that a seller must now disclose issues concerning their property.

It remains, however, the duty of the Ashby De La Zouch conveyancing solicitor to make enquiries about the property, report back to the buyer and the lender, offer pragmatic solutions and ensure the title is transferred to the new owner.

The following section examines elements of the legal process for conveyancing solicitors in Ashby De La Zouch where additional expertise is necessary.

Your Ashby De La Zouch conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a less common mortgage lender like Capital Home Loans, to a large lender such as the Co-operative Bank. Before selecting a conveyancing solicitor in Ashby De La Zouch, whoever you choose, it is essential that you check that they can act in the interests of your mortgage lender.

Quite a few lenders are only happy to work with a restricted panel of law firms that match certain criteria. If a solicitor can't act for your mortgage lender, the lender will need a second solicitor firm to complete the legal work.

The purchaser will usually need to pay this alternate solicitor's costs, and weeks could be added to the conveyancing process.

Failing to confirm the lender panel membership of your conveyancing lawyer could result in significant delays.

Our solicitors are approved members of all lender panels.

Residential Property Searches (North West Leicestershire Council)

Searches will be applied for by Ashby De La Zouch conveyancing solicitors to help spot any significant issues that might possibly have an impact on how much the property you are buying is worth.

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

You will be made aware if your chosen lender needs any further searches, e.g. a highways authority search or a commons registration search.

North West Leicestershire Council has an estimated lead time of 7 weeks for Local Authority searches, so your solicitor will instead order faster regulated searches.

Checking planning status

Office copies will also be applied for from HM Land Registry by the purchaser's conveyancing solicitor. This will help to expose any potential issues, such as that a restrictive covenant has been breached or discrepancies between the property boundaries and the title plan.

North West Leicestershire Council Tax

The council tax paid by a homeowner is based on a variety of factors that include the size of the home and the value of the property. The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,548.

A conveyancing solicitor in Ashby De La Zouch will inform a buyer of the home's council tax band after this is confirmed by the searches.

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 £1,161.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency assign bandings for new build homes, and where the owner has requested a revaluation.

Band North West Leicestershire Tax (2018)
A £1,161
B £1,354
C £1,548
D £1,741
E £2,128
F £2,515
G £2,902
H £3,482

Can you challenge the council tax bracket?

To challenge your banding contact:

Valuation Office Agency
Enkalon House
86-92 Regent Rd
Leicester
LE1 7DD
Leicestershire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 were approved and the tax was reduced.

Stamp Duty on Ashby De La Zouch properties

Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

If a house is purchased for £125k or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty.

HM Revenue and Customs (HMRC) rejections are avoided using the latest case management system.

See examples for average local properties:

  Average sale price (2017) SDLT
Average price £285,090 £4,254.50
Average price (detached) £355,350 £7,767.50
Average new build £338,114 £6,905.70
Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. Therefore, if a homeowner in Ashby De La Zouch bought a second home for the average price of £285,090 the SDLT would be £22,807.20.

Stamp duty relief for first-time buyers in Ashby De La Zouch

In 11/17, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000.

Ashby De La Zouch conveyancing solicitors will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Ashby De La Zouch

New build site

Buying a leasehold property is not as simple as buying a freehold home. Unreasonable ground rents, unfair clauses in the lease and incomplete management company accounts are only some of the many traps awaiting an uninformed purchaser.

Severe consequences can result from an inexperienced conveyancer's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a house or flat with a lease, a good conveyancing solicitor in Ashby De La Zouch will consider potential leasehold issues, e.g. :

  • checking the lease itself
  • possible service charge shortfalls
  • managing agent or landlord enquiries
  • complaints from neighbours

Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Ashby De La Zouch?

House under construction

The average price for Ashby De La Zouch new build homes is £349,497. 6 new build properties have been bought in Ashby De La Zouch in 2018 so far.

A new-build conveyancing solicitor in Ashby De La Zouch needs to be conscious of Ashby De La Zouch-specific factors and new build's additional complexities, like handling equity loan schemes and checking that any contracts allow for future 'common parts' maintenance.

Our team of new build conveyancers specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

Conservation areas in Leicestershire

If you are purchasing a house in one of Ashby De La Zouch's conservation areas, the property must be compliant with any local conservation area building controls. Called Article 4 directions, these building controls can include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits 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 previous owner was responsible for the changes.

Your conveyancing solicitor will address whether your planned purchase is located one of Ashby De La Zouch's conservation areas.

Conveyancing - Selling a property in Ashby De La Zouch

Conveyancing for a property sale is less demanding than for a property purchase. The buyer's conveyancing solicitor has to carry out detailed due diligence on the property and its legal title. In contrast, conveyancing solicitors in Ashby De La Zouch acting for the vendor just replies to the solicitor's standard and additional enquiries.

What could go wrong?

A home will frequently have a broad spectrum of possible issues (e.g. being situated on an unadopted road) that can hinder your move.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues, instead talk to a professional, square up to the issue(s), and find a solution at the earliest stage.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is significantly more difficult compared to a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Ashby De La Zouch. This can involve requesting an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.

To accelerate the handling of the leasehold work, it is highly recommended that you instruct a leasehold specialist as soon as possible, preferably before putting the property on the market,.

What if your conveyancing solicitors are acting for the other side?

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

If you are buying or selling a Ashby De La Zouch home, and a Quittance conveyancing solicitor is acting for the other side, you can contact a local Ashby De La Zouch conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Ashby De La Zouch

Whilst there are many reasons to consider remortgaging, people generally remortgage to benefit from a lower interest rate.

A proactive conveyancing solicitor in Ashby De La Zouch will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.

To ensure that the lender's interests are safeguarded, the property lawyer handling your remortgage will act for both you and the mortgage 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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