Updated: October 12, 2018

Barnoldswick conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Barnoldswick

Conveyancing solicitor fees will be paid to conveyancing solicitors in Barnoldswick for carrying out the legal work for a property transaction.

How are Barnoldswick conveyancing fees calculated?

Our conveyancers work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Barnoldswick who carry out the legal work on an hourly rate. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Stamp Duty Land Tax (SDLT) or leasehold information packs.

See: Complete list of conveyancing fees

How much will conveyancing in Barnoldswick cost in total?

While conveyancing fees in Barnoldswick will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, the fees we quote are the fees you pay. 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 Barnoldswick

When carrying out the legal work for a home purchase, the conveyancing solicitor in Barnoldswick will look into the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

Once their enquiries are complete the conveyancer will offer suggestions and advice and will assist in resolving any issues and make sure that the title is registered in the name of the new buyer.

This section provides useful advice for buyers who want conveyancing solicitors in Barnoldswick.

Your Barnoldswick conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Barnoldswick, you must confirm that they can act in the interests of your mortgage lender, whether you are obtaining a mortgage from the HSBC, Paratus AMC or any other lender.

The majority of lenders are only happy to work with a selected list (known as a 'panel') of firms. If your conveyancer is not on the panel of your mortgage lender, the lender will require an alternative firm to complete the legal work.

The buyer will usually need to pay this substitute lawyer's fees and significant delays to your move could occur.

Not checking the lender panel membership of your solicitor could result in significant delays.

Our solicitors are on the panel of all mortgage lenders.

Residential Property Searches (Pendle Borough Council)

Searches will be applied for by Barnoldswick conveyancing solicitors to help to identify any pertinent information that could have an impact on how much your home will be worth.

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

You will be made aware if your lender needs any additional searches, e.g. a Crossrail search or a more detailed plan search.

The typical turnaround time for searches from Pendle Borough Council is 6 weeks, so it will be worthwhile to use a quicker private search company.

Checking planning status

The buyer's conveyancing solicitor will request official entries from HMLR. This will help to identify potential planning issues, for example outbuildings missing from the title plan or the breach of a restrictive covenant.

Pendle Borough Council Council Tax

Pendle Borough Council calculate council tax on Barnoldswick homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. the occupier of a Tax Band B house in the Pendle Borough Council area would pay annual council tax of £1,456.

A conveyancing solicitor in Barnoldswick will inform a buyer of the property's band once 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 reduces the tax due to 75% which would equal £1,092.

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 if the property is a 'granny annexe'.

Band Pendle Borough Council Tax (2018)
A £1,248
B £1,456
C £1,664
D £1,872
E £2,289
F £2,705
G £3,121
H £3,745

Is your new home in the wrong band?

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

Valuation Office Agency
Crown House
60 Crown St
Halifax
HX1 1HY
West Yorkshire

In the 2016/17 financial year, 30 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Barnoldswick properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

If you are buying a property in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k.

HMRC (formerly Inland Revenue) form rejections are avoided using the latest state-of-the-art case management system.

This table sets out stamp duty for average property in Barnoldswick:

  Average sale price (2017) SDLT
Average price £147,077 £441.54
Average price (detached) £258,817 £2,940.85
Average new build £247,948 £2,458.96

Stamp duty relief for first-time buyers in Barnoldswick

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Barnoldswick for the average price of £147,077 the SDLT would be £7,353.85.

Barnoldswick conveyancing solicitors will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Barnoldswick

New build site

Purchasing a leasehold property can be complex, compared to purchasing a freehold property. The numerous common problems lying in wait for an uninformed buyer can include:

  • sub-letting restrictions
  • unreasonable lease extension premiums
  • exponential ground rents
Serious financial ramifications can result from an inexperienced property lawyer's misguided leasehold advice.

A experienced conveyancing solicitor in Barnoldswick will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself
  • service charges and whether they have been collected
  • managing agent or landlord enquiries
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)
  • leaseholder/freeholder disputes

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Barnoldswick?

New build building site

2 brand new homes have been bought in Barnoldswick in 2018 so far, according to data sourced by Her Majesty's Land Registry. The average purchase price of new build property in Barnoldswick is £264,500.

The legal work for acquiring a new build property is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Barnoldswick conveyancing solicitor needs to be mindful of local Barnoldswick considerations and needs to check a range of issues, e.g. handling reservation fees and negotiating new build contracts.

Our highly qualified conveyancing team specialise in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Lancashire Conservation areas

If you are planning to buy a residential property in one of Barnoldswick's conservation areas, the property must be compliant with any local conservation area conditions. Referred to as Article 4 directions, these building controls can include anything from restrictions on the addition of flues and soil vent pipes, to restrictions on the use of PVC or aluminium windows.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Parts of Barnoldswick are within a conservation area governed by the Pendle local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Barnoldswick.

Conveyancing - Selling a property in Barnoldswick

The legal side of a sale of a house or flat is less complicated than for a purchase. The buyer must carry out due diligence on the property, whilst conveyancing solicitors in Barnoldswick acting for the vendor merely responds to enquiries made by the buyer's solicitor.

What factors could threaten your sale?

Hurdles, like having right or way issues (such as being landlocked), might hinder the sale conveyancing process if left unresolved.

Property experts will generally advise to sellers that they address these issues immediately.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

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

The complex nature of leasehold property means that conveyancing solicitors in Barnoldswick must carry out extra work, for example requesting the latest service charge and ground rent statement or the minutes of the last AGM (if there is a management company).

In order to resolve any leasehold issues faster, it is highly recommended that the vendor contact a solicitor as soon as possible.

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

SRA rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both sides.

You can contact a local Barnoldswick conveyancing solicitor firm to carry out your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

Local Barnoldswick conveyancing solicitor directory

  • Walker Foster Limited, Craven House, New Town, Barnoldswick, Lancashire, BB18 5UQ
  • Steele & Son With Bagot Heyes, Station Chambers, Fernlea Avenue, Barnoldswick, Lancashire, BB18 5DP

Conveyancing - Remortgaging a property in Barnoldswick

Homeowners remortgage a home for a variety of reasons, for example borrowing more to help pay for an extension, or wanting a more flexible mortgage. The main reason, however, is to reduce the monthly repayments.

A proactive conveyancing solicitor in Barnoldswick can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With future interest rate changes hard to predict, fast conveyancing can play a key role in getting the mortgage rate you want.

It is key that the property lawyer carrying out the remortgage is also able to act for your preferred mortgage provider. Our conveyancing team are on all major UK lenders' panels, so whether you are changing to a fixed-rate mortgage with the Bank of Scotland or to a joint mortgage with the Furness Building Society, we 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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