Updated: October 12, 2018

Attleborough conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Attleborough

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Attleborough for the legal work involved in moving home.

How are Attleborough conveyancing fees calculated?

We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Attleborough who carry out the legal work on a price per hour basis. Your conveyancing quote will explain exactly what you will be charged when your property transaction has completed.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty Land Tax (SDLT) or office copies.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Attleborough solicitor conveyancing fees be?

Conveyancing fees in Attleborough will not vary. However, the costs of certain disbursements can vary. For example, specific extra searches, such as a flood plain search, may be necessary and Local Authority Search fees can vary.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. 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 Attleborough

Caveat emptor (buyer beware), was a key part of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to investigate their intended purchase.

The conveyancing solicitor in Attleborough will offer professional advice after making their enquiries, deal with any legal issues and ensure that the full legal ownership is transferred.

This part of the article gives assistance for people who want conveyancing solicitors in Attleborough for a purchase.

Your Attleborough conveyancing solicitor must be lender-approved

Before selecting a Attleborough conveyancing solicitor, it is critical that you make sure that they can act for your lender, whether you are taking out a mortgage from Lloyds Bank, Handelsbanken or any other lender.

Many banks and building societies will only accept a select panel of firms that pass strict standards. If a conveyancer cannot act for your lender, the lender will probably require a different solicitor firm to carry out the legal work.

The home buyer will be expected to pay this second solicitor's costs, and weeks could be added to the conveyancing process.

Setbacks can result from failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved to act for all banks and other lenders.

Breckland District Council searches and other searches

Residential property searches are enquiries made of various authorities by Attleborough conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Searches are carried out primarily to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be notified if your lender wants any additional searches, such as a radon gas search or a disadvantaged area search.

Breckland District Council has a typical processing time of 10 weeks for Local Authority searches, so personal (as opposed to official) searches will be faster.

Planning searches

Office copies will also be sourced from HM Land Registry by your conveyancing solicitor. This will help to expose potential planning issues. These issues could include neighbours' rights of access or the title plan showing only very general boundaries.

Breckland District Council Council Tax

As a homeowner in Attleborough, 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. For instance for an average Band D house in Attleborough, the council tax amount would be £1,726 per year.

Conveyancing solicitors in Attleborough will inform the purchaser of the home's tax band once they are made aware.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,294.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is left empty by someone receiving medical treatment. The Valuation Office Agency work out bandings for new build homes, and where the owner has requested a revaluation.

Band Breckland District Council Tax (2018)
A £1,151
B £1,342
C £1,534
D £1,726
E £2,109
F £2,493
G £2,876
H £3,452

Are you paying too much?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park
Norwich
NR7 0HS
Norfolk

Stamp Duty on Attleborough properties

Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125k.

HMRC objections are avoided using the latest integrated case management system.

See examples for typical local properties:

  Average selling price (2017) SDLT
Average price £260,267 £3,013.35
Average price (detached) £328,765 £6,438.25
Average new build £227,793 £2,055.86
Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the property is not rented out. Following the example above, if a homeowner bought a second property in Attleborough for the average price of £260,267 the SDLT would be £20,821.36.

Stamp duty relief for first-time buyers in Attleborough

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Attleborough conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Attleborough

New build site

The potential risks associated with buying a leasehold property in England or Wales are under increasing media scrutiny. Numerous technical issues may be awaiting an uninformed buyer, such as:

  • spiralling ground rents
  • unpaid service charges by the existing leaseholder
  • excessive freehold premiums
Serious financial ramifications can result from a solicitor's inaccurate leasehold advice.

If you are planning to purchase a property with a lease, a experienced conveyancing solicitor in Attleborough will consider possible leasehold issues, e.g. reviewing the lease itself, absent freeholders and service charges and whether they have been collected.

Our leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Attleborough?

New build building site

38 new builds were purchased in Attleborough last year, according to data gathered by the Land Registry. The average cost of Attleborough new builds is £227,793.

A new-build conveyancing solicitor in Attleborough must be mindful of both local Attleborough factors as well as new build's added complexities, including dealing with fast exchange timeframes and spotting incomplete agreements for roads and sewers.

With Quittance Conveyancing, you will get an impartial view of the legal title of the house or flat, with a close eye on issues like unfair leasehold conditions and an assessment of other risks, such as future local development.

Conservation areas in Norfolk

If you are planning to purchase a home in a conservation area in Attleborough, the property must be compliant with any local conservation area restrictions. These building controls, referred to as Article 4 Directions, may include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

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

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

Conveyancing - Selling a property in Attleborough

The legal work involved in a property sale is less demanding than when buying. With a purchase, the responsibility is on the buyer to confirm that the title of the property they are buying is not legally defective.

On the other side of the transaction, conveyancing solicitors in Attleborough acting for the person selling need only answer the buyer's solicitor's questions.

What could go wrong?

Properties can be burdened by numerous possible difficulties (for example a dispute with a neighbour) which may frustrate your home move.

You shouldn't bury your head in the sand and hope the buyer's solicitor won't notice. Instead, speak to an expert and tackle it proactively.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat (leasehold houses are rare) is quite a lot more time-consuming than for a more straightforward freehold house.

Conveyancing solicitors in Attleborough must usually carry out further legal work, and this could include liaising with the management company to obtain detailed managing agent information, through to ensuring that leasehold forms are completed.

To accelerate the handling of the leasehold work, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as possible, and potentially before marketing the property,.

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

SRA regulations restrict the same solicitor from acting on both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Attleborough, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could contact a property solicitor firm in Attleborough to carry out your legal work.

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Conveyancing - Remortgaging a property in Attleborough

Homeowners remortgage for all sorts of reasons, for example the current mortgage deal coming to an end, or borrowing more to help pay for an extension. By far the most common reason, however, is to secure a preferential rate.

Homeowners can appreciate the benefits of a better rate earlier with a more proactive conveyancing solicitor in Attleborough. They will work to shorten the processing time of the legal work. With the future of interest rates uncertain, fast conveyancing can be a critical factor in getting the mortgage rate you want.

A property lawyer will represent both you and your new lender to make sure 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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