Updated: October 12, 2018

Bamber Bridge conveyancing solicitor fees

No Move, No Fee conveyancing in Bamber Bridge

Conveyancing solicitor fees are the amounts you pay to your Bamber Bridge conveyancing solicitor for handling the legal work for your move.

Do Bamber Bridge conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Bamber Bridge work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote will set out what fees you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor 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 telegraphic transfer fees or local authority searches.

See: Complete list of conveyancing fees and disbursements

How much will the total Bamber Bridge solicitor conveyancing fees be?

Though conveyancing fees in Bamber Bridge will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority Search fees can vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Bamber Bridge

The legal work for the purchase of a house or flat requires the conveyancing solicitor in Bamber Bridge to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. missing easements) to problems affecting the mortgageability (e.g. commonhold issues).

The buyer's lawyer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), make practical suggestions and confirm that the legal title passes to the new owner.

The content below considers those residential property types that could involve extra risk for buyers looking for conveyancing solicitors in Bamber Bridge.

Your Bamber Bridge conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from Lloyds Bank, the Skipton Building Society or any other lender, before you instruct a Bamber Bridge conveyancing solicitor it is vital that you check that they can act in the interests of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some lenders will only accept a select panel of firms.

In this case, the lender will probably require a different law firm to complete the legal work, and you will usually need to pay this alternate lawyer's costs. This can mean the process takes much longer.

Major delays can arise if you do not check your property lawyer's lender panel status.

Our solicitors are approved to act for all lenders.

South Ribble Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Bamber Bridge conveyancing solicitors to help spot any significant issues that might possibly compromise the value of your home. They include:

SearchDescription
Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Further searches, such as a tin mining search or a more detailed plan search, may also be referred to following the initial searches.

Property purchasers can expect a lead time of around 4 weeks for conveyancing searches provided by South Ribble Borough Council, so quicker regulated searches will be advisable.

Planning issues

The buyer's conveyancing solicitor will source office copies from the Land Registry. This will help to reveal any planning issues, for example outbuildings missing from the title plan or neighbours' rights of access.

South Ribble Borough Council Council Tax

Council tax is calculated by South Ribble Borough Council on property value and the number of people living in the property. For instance a house in the South Ribble Borough Council area in Tax Band C would pay £1,569 per annum.

Conveyancing solicitors in Bamber Bridge will inform a buyer of the home's tax band as soon as 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 (25%) would reduce the tax due to £1,176.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is a 'granny annexe'.

Band South Ribble Borough Council Tax (2018)
A £1,176
B £1,373
C £1,569
D £1,765
E £2,157
F £2,549
G £2,941
H £3,529

Can I dispute my band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made, of which 20 were upheld and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

Stamp Duty on Bamber Bridge properties

Completing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125,000.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See stamp duty examples for homes in Lancashire:

  Average sale price (2017) Stamp Duty Land Tax
Average price £173,602 £972.04
Average price (detached) £281,013 £4,050.65
Average new build £235,805 £2,216.10

Stamp duty relief for first-time buyers in Bamber Bridge

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. Therefore, if a homeowner in Bamber Bridge bought a second home for the average price of £173,602 the SDLT would be £8,680.10.

Conveyancing solicitors in Bamber Bridge should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Bamber Bridge

New build site

Over 100,000 property owners in England face property leases with problematic lease conditions. The numerous common problems lying in wait for the unsuspecting buyer can include absent freeholders, sinking fund issues and increasing ground rents.

Inaccurate leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

A expert conveyancing solicitor in Bamber Bridge will investigate aspects of the leasehold purchase, for example managing agent practices, reviewing the lease itself (some leases are over 100 years old) and landlord/tenant disputes.

Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Bamber Bridge?

House being built

The average value of Bamber Bridge new build properties is £216,029, (HM Land Registry figures). 83 brand new homes have been bought in Bamber Bridge in 2018 so far.

A new-build conveyancing solicitor in Bamber Bridge will need to be aware of Bamber Bridge-specific considerations and the complications associated with new build, like dealing with lender conditions and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

With our new build team, you will get a specialist assessment of the legal title of the house or apartment, paying close attention to issues like the home's future marketability and likely freehold acquisition traps.

Conservation areas in Lancashire

Whether you are looking for a rural setting or Georgian architecture, moving to a conservation area should mean that the street's character will not drastically alter. However, conservation area building controls will affect your house.

Called Article 4 directions, these conditions can include:

  • Restrictions on painting external walls
  • 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.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bamber Bridge.

Conveyancing - Selling a property in Bamber Bridge

Conveyancing for a sale of a home is much simpler than when purchasing. The buyer's conveyancer needs to carry out a detailed legal assessment on your home. Conveyancing solicitors in Bamber Bridge acting for the seller simply answers the purchaser's enquiries.

What proactive measures can you take to reduce the risk of an abortive sale?

Issues, such as a landlord dispute on a leasehold property, can potentially threaten a sale if ignored.

Property experts usually advise that vendors handle these issues without delay.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold

Conveyancing for a leasehold flat or house is quite a lot more difficult than for a freehold house.

Bamber Bridge conveyancing solicitors will also carry out additional work. This can involve writing to the landlord for a completed copy of the Leasehold Property Enquiry Form, through to looking into potential forfeiture proceedings.

It is highly recommended that you contact a leasehold-specialist lawyer as soon as possible to ensure any legal complexity is correctly handled.

Can Quittance conveyancers act for both sides?

SRA rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.

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

Local Bamber Bridge conveyancing solicitor directory

  • B I Properties Limited, 3 Roundhouse Court, South Rings Office Village, Bamber Bridge, Preston, Lancashire, PR5 6DA
  • Complete Convey Limited, 2b Roundhouse Court, South Rings Business Park, Bamber Bridge, Preston, PR5 6DA
  • Eric Wright Group Limited, Sceptre House, Sceptre Way, Bamber Bridge, Preston, Lancashire, PR5 6AW

Conveyancing - Remortgaging a property in Bamber Bridge

Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage to secure a lower interest rate.

An efficient conveyancing solicitor in Bamber Bridge can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in getting on to the rate you want.

A property lawyer will act for both you and your new bank or building society, in order to confirm that the new interest in the property is registered correctly and the interests of the lender 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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