Updated: October 12, 2018

Atherstone conveyancing solicitor fees

No Move, No Fee conveyancing in Atherstone

Conveyancing solicitor fees will be paid to your Atherstone conveyancing solicitor for handling the legal work for your move.

Do Atherstone conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Atherstone who offer services on a cost per hour basis. Your quote explains all fees and disbursements you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as office copies and title plans or Land Registry fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Atherstone solicitor conveyancing fees be?

Atherstone conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and Local Authority Search fees can vary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Atherstone

In carrying out the legal work for a homebuyer, a Atherstone conveyancing solicitor will examine the draft contract and investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

Following their enquiries the conveyancer will offer professional advice and will offer pragmatic solutions and ensure that the full legal ownership is transferred.

This section examines the kinds of property which may be of interest to homebuyers who need conveyancing solicitors in Atherstone.

Your Atherstone conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a niche mortgage lender like the Skipton Building Society, to a major lender such as TSB. Before instructing a Atherstone conveyancing solicitor, whoever you choose, it is very important that you make sure that they can act on behalf of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies will only accept a selected list (their 'panel') of legal practices that match certain criteria.

If this is the case, the lender will need an alternative legal firm to act in their interests, and you will usually need to pay this second lawyer's fees. The additional work can mean the process takes much longer.

The conveyancing process could be put at risk by failing to check your lawyer's lender panel status.

Quittance Conveyancing are on the panel of all lenders.

North Warwickshire Borough Council searches

Residential property searches are enquiries made of various authorities by Atherstone conveyancing solicitors to identify issues affecting your new home. They include:

SearchDescription
Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Your conveyancer will make you aware if your lender needs any further searches, e.g. a highways authority search or a commons registration search.

North Warwickshire Borough Council has a typical processing time of 8 weeks for conveyancing searches, so your lawyer will recommend using quicker personal searches.

Planning searches

The conveyancing solicitor acting for the buyer will request an Official Copy of the Title Register from HMLR. This will help to highlight planning issues, such as a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

North Warwickshire Borough Council Council Tax

Council tax is calculated by North Warwickshire Borough Council on property value and the number of people living in the property. For example, for an average Band B property in Atherstone, the council tax would be £1,418.

A conveyancing solicitor in Atherstone will inform the purchaser of the property's band once they are made aware.

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 reduces the tax due to 75% which would equal £1,063.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the property is owned by a charity and is unoccupied.

Band North Warwickshire Borough Council Tax (2018)
A £1,215
B £1,418
C £1,620
D £1,823
E £2,228
F £2,633
G £3,038
H £3,646

Can I challenge the council tax banding?

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

Valuation Office Agency
5th Floor
Sherbourne House
1
Manor House Drive
Coventry
CV1 2TG
West Midlands

In 2016/17, 10 council tax challenges were made. 0 were upheld and refunds awarded.

Stamp Duty on Atherstone properties

Stamp duty will need to be paid by the buyer on properties sold for more than £125,000 in England, Wales and Northern Ireland. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out stamp duty for property in Atherstone:

  Average sale price (2017) Stamp Duty Land Tax
Average price £231,639 £2,132.78
Average price (detached) £333,828 £6,691.40
Average new build £319,372 £5,968.60
Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Atherstone bought a second property for the average price of £231,639 the SDLT would be £11,581.95.

Stamp duty relief for first-time buyers in Atherstone

Relief is available on home purchases below £300,000 for first-time buyers.

Conveyancing solicitors in Atherstone should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Atherstone

New build site

Over 100,000 UK property owners are trapped by leases with unreasonable conditions. The many potential complications lying in wait for an uninformed purchaser could include exponential ground rents and unpaid service charges by the existing leaseholder.

Serious financial ramifications can result from a solicitor's erroneous leasehold advice.

A experienced conveyancing solicitor in Atherstone will consider potential leasehold issues, e.g. :

  • checking the lease itself
  • possible service charge shortfalls
  • absent freeholders
  • service charge apportionments

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Atherstone?

House being built

The average sale price of new build homes in Atherstone is £440,000, according to the HM Land Registry. 1 new build houses and flats have been bought in Atherstone in 2018 so far.

The legal work for buying a new build is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a Atherstone conveyancing solicitor must be aware of local issues and must check numerous things, including dealing with fast exchange timeframes and ensuring that the contract is in the buyer's favour.

Our highly qualified team of new build conveyancers are experts in new build purchases and meeting short developer deadlines.

Conservation areas in Warwickshire

When carrying out the legal work for a home in Atherstone, a conveyancing solicitor will need to confirm if the house is in a conservation area in Atherstone. If it is, the house is affected by building controls. These building controls, referred to as Article 4 Directions, may include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

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

Conveyancing - Selling a property in Atherstone

The legal side of a property sale usually requires less work than for a property purchase. The buyer will have to go through detailed due diligence on the property and its legal title, whilst conveyancing solicitors in Atherstone acting for the vendor merely collects any required paperwork and responds to enquiries made by the buyer's solicitor .

What could go wrong?

A home can be burdened by a broad spectrum of legal issues (such as previous or historic subsidence) that might stop the conveyancing process in its tracks.

Don't bury your head and hope the buyer's solicitor won't notice - get legal advice instead and deal with it at the earliest stage.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold

Conveyancing for a leasehold flat is a great deal more protracted compared to a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Atherstone. This can involve obtaining all relevant freeholder information or the memorandum of articles of association (if applicable).

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the seller instruct a lawyer as soon as the property is marketed, if not before,.

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

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a property sale.

You may want to instruct a property solicitor firm in Atherstone to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Atherstone

The main reason people remortgage a home is to save money with a lower rate. There are also other reasons to switch lenders or mortgage deals, including releasing capital to pay off other debts, or moving from a tracker to a fixed-rate.

A good conveyancing solicitor in Atherstone can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in securing your preferred rate.

Your property lawyer needs to be able to act for the new lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are changing to a tracker with Birmingham Midshires or to a fixed-rate mortgage with the Dudley Building Society, Quittance can help.

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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