Updated: October 12, 2018

Blackburn conveyancing solicitor fees

No Move, No Fee conveyancing in Blackburn

Conveyancing solicitor fees are paid conveyancing solicitors in Blackburn for handling the legal work for your move.

Do Blackburn conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Blackburn offer services on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your conveyancing quote will set out what you will pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as office copies and title plans or local authority searches.

See: Complete list of conveyancing fees

How much will the total Blackburn solicitor conveyancing fees be?

Although conveyancing fees in Blackburn will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing 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 Blackburn

Located on the southern edge of the Ribble valley, Blackburn has been a major centre of textile manufacturing since the 1200s and during the early Industrial Revolution became one of the very first industrialised towns in the world.

Following the decline of the textile industry, the town has enjoyed significant investment to diversify its economy and infrastructure. This includes a flagship Cathedral Quarter development, a Government-backed transport scheme and a townscape heritage project.

With public and private sector investment, the plan will add 3,000 new homes, 100,000 sq m of commercial floor space and up to 2,700 new jobs.

Conveyancing for home buyers

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of the Blackburn conveyancing solicitor to make enquiries about the property, report back in detail to the buyer and the lender, assist in resolving any issues and register the title in the new owner's name.

The content below discusses those types of property which may involve extra hazards for buyers who need conveyancing solicitors in Blackburn.

Your Blackburn conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a major lender such as Santander, to a less common mortgage lender like Godiva Mortgages. Before instructing a Blackburn conveyancing solicitor, it is vital that you check that they are approved by your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some lenders only accept a restricted panel of solicitors or licensed conveyancers that meet strict selection criteria.

If this is the case, the lender will need a second legal firm to act in their interests, and you will usually need to pay this substitute solicitor's fees. This means the transaction could be delayed.

Failing to check your lawyer's lender panel status can mean serious delays.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Conveyancing Searches (Blackburn with Darwen Borough Council)

Searches are submitted by Blackburn conveyancing solicitors to unearth any pertinent information that could affect how much your house or flat will be worth. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there is a Tree Preservation Order at the property
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitythere is a risk that some Blackburn properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

You will be informed if your mortgage lender requires any further searches, e.g. a highways search or a disadvantaged area search.

Blackburn with Darwen Borough Council has an estimated delivery time of 11 weeks for LA searches. Your conveyancer will alternatively recommend using a faster search agent.

Planning searches

Office copies will also be ordered from HMLR by the conveyancing solicitor acting for the purchaser. This will help to highlight potential planning issues. These issues could include a difference between the agent's floorplan and the title plan or rights or restrictions on how the property may be used.

Blackburn with Darwen Borough Council Council Tax

As a homeowner in Blackburn, 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 property in the Blackburn with Darwen Borough Council area in Valuation Band C would pay £1,525 per annum.

Blackburn conveyancing solicitors will inform the buyer of the home's tax band once this is confirmed by the searches.

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 £1,144.

Other discounts and exemptions may also apply, e.g. 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 armed forces accommodation.

Band Blackburn with Darwen Borough Council Tax (2018)
A £1,144
B £1,334
C £1,525
D £1,715
E £2,097
F £2,478
G £2,859
H £3,431

Can I dispute my council tax rate?

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

Valuation Office Agency
104 Lancaster Rd

In 2016/17, 50 council tax challenges were made. 20 were upheld and refunds awarded.

Stamp Duty on Blackburn properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to Her Majesty's Revenue and Customs (HMRC). It is due on properties bought for over £125,000.

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

See table below for Stamp Duty Land Tax examples for properties in Blackburn:

  Average sale price (2017) SDLT
Average price £150,855 £517.10
Average price (detached) £281,735 £4,086.75
Average new build £171,713 £934.26
If you are buying a second home for more than £40,000 then you will have to pay a 3% stamp duty surcharge. For example, if a homeowner bought a second property in Blackburn for the average price of £150,855 the SDLT would be £7,542.75.

Stamp duty relief for first-time buyers in Blackburn

Relief is available on home purchases below £300k for first-time buyers.

Conveyancing solicitors in Blackburn should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Blackburn

New build site

Purchasing a leasehold home if you are unaware of the facts can be risky. The many potential problems lying in wait for an uninformed buyer include:

  • increasing ground rents
  • unreasonable managing agent fees
  • onerous clauses in the lease
Severe consequences can result from a less-experienced solicitor's misguided leasehold advice.

A expert conveyancing solicitor in Blackburn will consider possible leasehold issues, for example sometimes ancient and arcane lease documents, absent freeholders and annual statements of account and budgets for service charges.

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

Buying a 'New Build' property in Blackburn?

Building site

Based on HMLR data, the average price for new builds in Blackburn is £123,668. 7 new builds have been bought in Blackburn in 2018 so far.

Acquiring a new build can be complicated compared to other types of conveyancing. To prevent difficulties arising a Blackburn conveyancing solicitor must be aware of both region-specific issues and also should consider a range of factors, like checking new build mortgage procedures are followed and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

With Quittance Conveyancing, you will get an independent appraisal of the property's legal status, looking out for considerations ranging from onerous leasehold conditions to exponential ground rent and service charges (where applicable).

Conservation areas

If you are buying a home in a conservation area in Blackburn, the property must not breach any conservation area building controls. These restrictions, referred to as Article 4 Directions, may include restrictions on the addition of boundary walls, general restrictions governing the use of unsympathetic materials or restrictions on extensions normally within Permitted Development rights.

The local authority can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Blackburn's conservation areas.

Conveyancing - Selling a property in Blackburn

The legal work involved in a sale of a home is normally less troublesome than when buying. During the sale of a house or flat, caveat-emptor' means that the onus is solely on the buyer to make sure that the title of the property does not have any legal issues.

With a sale, conveyancing solicitors in Blackburn acting for the current owner for the most part just answer enquiries made on behalf of the buyer.

What could jeopardise the sale of your property?

A property will frequently have a range of possible difficulties (e.g. not having suitable right of way or restrictions on how you can use the property) that might prevent a sale from completing on time.

It is not recommended that you put off finding a solution as it is the buyer's solicitor's job to spot problems - speak to an expert instead, square up to the issue(s), and find a solution as soon as you can.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold property is significantly more complex than for a more straightforward freehold house.

Conveyancing solicitors in Blackburn will also need to carry out additional work, and this could include sourcing all relevant freeholder information, through to details of any slush fund for property maintenance.

To reduce delays, it is recommended that the seller instructs a property lawyer with leasehold experience as soon as possible.

Can your conveyancing solicitors act for both the buyer and the seller of the same home?

SRA regulations restrict the same conveyancing solicitor from acting on both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

You may want to instruct a property solicitor firm in Blackburn to carry out your legal work, if we are carrying out the legal work for the other side.


Conveyancing - Remortgaging a property in Blackburn

Homeowners remortgage a home for a number of reasons, including switching from interest-only to repayment, or extending the mortgage term. The main reason, however, is to secure a lower interest rate.

A good conveyancing solicitor in Blackburn can reduce the remortgage processing time, helping you get onto the lower rate earlier. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

The property lawyer will represent both you and the bank or building society to ensure the HM Land Registry is notified of the lender's charge over the property 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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