Updated: October 12, 2018

Barton Upon Humber conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Barton Upon Humber

Conveyancing solicitor fees are paid conveyancing solicitors in Barton Upon Humber for the legal work associated with buying or selling a property.

Do Barton Upon Humber conveyancing solicitors work on a fixed fee basis?

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 Barton Upon Humber who offer services on an hourly-rate basis. Your quote explains exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget 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 office copies.

See: Complete list of conveyancing fees

How much will conveyancing in Barton Upon Humber cost in total?

Barton Upon Humber conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as utilities searches, may be necessary.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Barton Upon Humber

As a key part of the conveyancing for a property buyer, a conveyancing solicitor in Barton Upon Humber will look into the property's title and report back to the purchaser and the mortgage lender (if applicable).

The buyer's property lawyer will offer suggestions and advice once their enquiries are complete, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This section of the article considers those parts of the legal process for conveyancing solicitors in Barton Upon Humber where a deeper understanding of the legal technicalities is useful.

Your Barton Upon Humber conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like Yorkshire Bank or a less common lender such as Ulster Bank, before choosing a conveyancing solicitor in Barton Upon Humber it is vital that you check that they can act on behalf of your lender.

Quite a few mortgage lenders only accept a restricted panel of legal firms. If your conveyancer is not on the panel of your lender, the lender will require an alternative firm to act in their interests.

The buyer will usually need to pay this second lawyer's costs, and the conveyancing process can take much longer.

Failing to confirm the lender panel membership of your conveyancing solicitor can result in serious delays.

Our conveyancing solicitors can carry out the legal work for all major and minor banks and other lenders.

Property Searches (North Lincolnshire Council)

Searches are enquiries made of various authorities by Barton Upon Humber conveyancing solicitors to highlight issues affecting your planned purchase.

Searches are firstly carried out to meet the mortgage lender's criteria, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your solicitor will notify you if your lender requires any more searches, such as a tin mining search or a ground stability report.

Buyers should expect to wait approximately 13 weeks for conveyancing searches delivered by North Lincolnshire Council, so quicker regulated searches will be recommended.

Planning searches

The conveyancing solicitor acting for the buyer will source official entries from HMLR, helping to identify any potential issues. Examples of these include discrepancies between the property boundaries and the title plan or restrictive covenants governing the use of the property.

North Lincolnshire Council Council Tax

North Lincolnshire Council calculate your council tax based on various factors that include the size of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, a property in the North Lincolnshire Council area in Valuation Band C would pay £1,548 per annum.

A conveyancing solicitor in Barton Upon Humber will inform the purchaser of the home's council tax band once they are themselves notified.

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 £1,161.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property was left empty by a bankrupt person. The Valuation Office Agency work out bands for new homes, and where the owner has requested a revaluation.

Band North Lincolnshire Council Tax (2018)
A £1,161
B £1,355
C £1,548
D £1,742
E £2,129
F £2,516
G £2,903
H £3,484

Are you about you buy a home in the wrong council tax band?

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

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

From April 2016 to March 2017, 50 council tax challenges were made, of which 20 resulted in a reduction.

Stamp Duty on Barton Upon Humber properties

Stamp duty is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). Completing the SDLT1 form yourself is hard and not for the uninitiated.

Quittance's investment in the latest online case management system means that HMRC filing form rejections are a thing of the past.

See examples for Barton Upon Humber properties:

  Average sale price (2017) Stamp Duty
Average price £148,155 £463.10
Average price (detached) £200,987 £1,519.74
Average new build £166,128 £822.56

Stamp duty relief for first-time buyers in Barton Upon Humber

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with relief up to £500,000 in some areas. Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Barton Upon Humber bought a second property for the average price of £148,155 the SDLT would be £7,407.75.

Barton Upon Humber conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Barton Upon Humber

New build site

The risks of buying a leasehold property are a worry for purchasers of leasehold houses or flats. Numerous technical obstacles may be lying in wait for the unsuspecting purchaser, including:

  • reversionary interests
  • unreasonable lease extension premiums
  • doubling ground rents
Serious consequences can result from a solicitor's misguided leasehold advice.

A good conveyancing solicitor in Barton Upon Humber will investigate aspects of the leasehold purchase, for example flats in the same block with disparity between their leases, annual statements of account and budgets for service charges and sometimes ancient and arcane lease documents.

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

Buying a 'New Build' property in Barton Upon Humber?

New build building site

Based on Her Majesty's Land Registry information, 1 new build homes have been bought in Barton Upon Humber in 2018 so far. The average sale price of a new build in Barton Upon Humber is £127,500.

A new-build conveyancing solicitor in Barton Upon Humber needs to be conscious of both local Barton Upon Humber issues as well as new build's added complexities, such as handling withdrawal under the Consumer Code for Housebuilders and handling unreasonable delays.

Our new build conveyancing department will provide an accurate and truly impartial assessment of the property's legal status, paying close attention to concerns ranging from the home's future mortgageability to exponential ground rent and service charges (where applicable).

Conservation areas in Lincolnshire

Moving into a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area building controls will affect your residential property.

Called Article 4 directions, these constraints could include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Barton Upon Humber.

Conveyancing - Selling a property in Barton Upon Humber

The legal side of a house sale is much easier than when buying. The buyer's conveyancing solicitor needs to carry out a detailed investigation on the property. Conveyancing solicitors in Barton Upon Humber acting for the seller, however, essentially just responds to enquiries made by the buyer's solicitor.

What could put the process at risk?

Obstacles, like being situated on a flood plain or a historical dispute with a freeholder, can seriously frustrate a sale if not dealt with promptly.

Property specialists generally advise that sellers handle such issues as soon as they come to light.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is a great deal more protracted than for a more straightforward freehold house.

Barton Upon Humber conveyancing solicitors will also carry out additional work. This can involve contacting the freeholder for a copy of the lease, through to insurance details.

In order to resolve any leasehold problems faster, it is recommended that you instruct a property lawyer as soon as possible.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both sides.

If you are buying or selling a property in Barton Upon Humber, and a Quittance conveyancing solicitor is acting for the other side, you may wish to contact a law firm in Barton Upon Humber to carry out your legal work.

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Conveyancing - Remortgaging a property in Barton Upon Humber

Benefitting from a better rate to reduce monthly expenses is usually the main reason why homeowners remortgage. There are other reasons, such as the existing lender having refused a payment holiday, or funding a one-off purchase.

You will typically be able to benefit from a better rate earlier with a more proactive conveyancing solicitor in Barton Upon Humber, reducing the time the conveyancing takes to complete. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

A property lawyer will need to act for both you and your new lender to make sure the HM Land Registry is notified of the lender's charge over the property and 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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