Updated: October 12, 2018

Belper conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Belper

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Belper for the legal work associated with moving home.

Are Belper conveyancing fees and costs fixed?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Belper who will work on a cost per hour basis. Your quote will explain what fees you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the legal fees.

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, such as office copies and title plans or Land Registry fees.

See: Complete list of conveyancing fees and disbursements

How much will the total Belper solicitor conveyancing fees be?

Conveyancing solicitor fees in Belper should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, e.g. a flooding search, may be needed and council search fees will vary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Belper

The legal work for a property purchase will require a conveyancing solicitor in Belper to consider a wide range of issues. Examples of such factors can range from technical problems relating to the property title to the mortgageability of the property itself.

The property lawyer will report their findings back to the buyer, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This section of the article provides advice to assist homebuyers who need conveyancing solicitors in Belper.

Your Belper conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a niche mortgage lender like Scottish Widows, to a large lender such as TSB. Before selecting a Belper conveyancing solicitor, whoever you choose, you must confirm that they can represent your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some mortgage lenders will only work with a select group (often referred to as a 'panel') of solicitors or licensed conveyancers.

Should this be the case, the lender will require a different solicitor firm to act in their interests, and you will be expected to pay this alternative solicitor's costs. Resulting delays can jeopardise the whole purchase.

Failing to check the lender panel membership of your lawyer can frustrate the process.

Our solicitors are approved to act for all banks and other lenders.

Conveyancing Searches (Amber Valley Borough Council)

Searches are carried out by Belper conveyancing solicitors to expose any broader issues that could possibly reduce how much your property will be worth.

Mortgage lenders will also require a list of searches to be submitted. Required searches will include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - there is a risk that some Belper properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specialised searches, such as a Crossrail search or a contaminated land report, may also be referred to following the initial searches.

The average lead time for Residential property searches ordered from Amber Valley Borough Council is 14 weeks. Your solicitor will instead apply for personal searches, which are usually faster.

Planning searches

Your conveyancing solicitor will also order an 'Official Copy of the Title Register' from HM Land Registry. This will help to reveal any issues, for example errors on the title plan or rights or restrictions on how the property may be used.

Amber Valley Borough Council Council Tax

As a homeowner in Belper, 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 example, a residential property in the Amber Valley Borough Council area in Band C would pay £1,556 per annum.

Belper conveyancing solicitors will inform a buyer of the property'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 £1,167.

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 occupied by someone who is seriously mentally impaired.

Band Amber Valley Borough Council Tax (2018)
A £1,167
B £1,361
C £1,556
D £1,750
E £2,139
F £2,528
G £2,917
H £3,501

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd

In the 2016/17 financial year, 30 council tax challenges were made. 10 resulted in a reduction.

Stamp Duty on Belper properties

SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

If the purchase price of the residential property you intend to buy is over the £125,000 threshold, you must pay Stamp Duty Land Tax.

Quittance ensure that the convoluted SDLT1 form is completed accurately and without delay.

This table sets out Stamp Duty Land Tax for average property in Belper:

  Average selling price (2017) Stamp Duty
Average price £230,763 £2,115.26
Average price (detached) £337,824 £6,891.20
Average new build £432,069 £11,603.45

Stamp duty relief for first-time buyers in Belper

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if a homeowner bought a second home in Belper for the average price of £230,763 the stamp duty would be £11,538.15.

Conveyancing solicitors in Belper should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Belper

New build site

It is risky to purchase a leasehold home if you don't know what you are getting into. Numerous legal issues could be lying in wait for the unsuspecting purchaser, such as unreasonable managing agent fees and spiralling ground rents.

Serious consequences can result from an inexperienced conveyancer's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to purchase a leasehold property, a expert conveyancing solicitor in Belper will consider potential leasehold issues, for example unexpired lease terms, possible service charge shortfalls and reviewing the lease itself (leases can be 10's or even 100's of years old).

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Contact our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Belper?

New build building site

Based on data collated by HM Land Registry, 13 new build properties were purchased in Belper last year. The average purchase price of Belper new build properties is £432,069.

The legal side of purchasing a new build property requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Belper must be conscious of local considerations and will consider a range of issues, including advising on mortgage offer flexibility for delayed completion and investigating road and drainage issues.

Our new build conveyancing department will provide an expert assessment of the legal status of the property, looking out for concerns ranging from the home's subsequent marketability to excessive ground rent and service charges (where applicable).

Derbyshire Conservation areas

Purchasing property in a conservation area should mean that the street's character will not drastically alter. However, conservation area conditions will affect your residential property.

These building controls may include possible restrictions on solar panel positioning, restrictions preventing the addition of new access or restrictions on extensions normally within Permitted Development rights.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

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

Conveyancing - Selling a property in Belper

Conveyancing for a property sale is normally less troublesome than for a purchase. With a property purchase, the obligation lies entirely with the buyer to establish that the property they are buying is not legally defective.

On the other hand, when selling, conveyancing solicitors in Belper acting for the seller effectively just answer the purchaser's enquiries.

Why do sales fall through?

A house or flat can be burdened by any number of legal issues (such as previous or historic subsidence) that can derail a transaction.

You shouldn't ignore this as solicitors are trained to unearth any such issues. Get advice, face the issues head on, and find a solution ASAP.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is quite a lot more involved in comparison with a freehold house.

Belper conveyancing solicitors will also carry out additional work, such as asking for ground rent details, through to details of planned major works.

It is generally a good idea to get a conveyancer as soon as is practicable to reduce the impact of any leasehold-caused delays.

Can your conveyancing solicitors act for both sides?

Solicitors Regulation Authority (SRA) rules prevent the same solicitor from working on behalf of both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a Belper property, and one of our conveyancing solicitors is doing the legal work for the other side, you can contact a local Belper conveyancing solicitor firm to carry out your legal work.

Local Belper conveyancing solicitor directory

  • Ellis - Fermor & Negus Ltd, 8 Chapel Street, Belper, Derbyshire, DE56 1AR
  • K P Solicitors Limited, 17 Bridge Street, Belper, Derbyshire, DE56 1AY
  • Shacklocks LLP, 25 Chapel Street, Belper, Derbyshire, DE56 1AR
  • P.B.S.Solicitors, The Triangle, 131 Bridge Street, Belper, Derbyshire, DE56 1BJ
  • Derwent Law Limited, Derwentside Offices, 25 Town Street, Duffield Belper, Derbyshire, DE56 4EH

Conveyancing - Remortgaging a property in Belper

Although there are many reasons to remortgage, people will usually remortgage to lower their monthly repayments.

A proactive conveyancing solicitor in Belper will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer will represent both you and your new bank or building society to make sure the parties' interests are protected and that the new interest in the property is registered correctly.

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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