Updated: October 12, 2018

Blackpool conveyancing solicitor fees

No Move, No Fee conveyancing in Blackpool

Conveyancing solicitor fees will be paid to conveyancing solicitors in Blackpool for the legal work associated with buying or selling a property.

How are Blackpool conveyancing fees calculated?

Our solicitors 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 Blackpool who carry out the legal work on a cost per hour basis. Your conveyancing quote explains what you will pay when your property transaction has completed.

What are disbursements?

You will need to budget for 'disbursements', in addition to conveyancing solicitor 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 Stamp Duty Land Tax (SDLT) or identity verification checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Blackpool cost?

Whilst conveyancing fees in Blackpool will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a flood plain search, may be needed and Local Authority Search fees can vary.

With Quittance, there are no hidden fees or nasty surprises. For a standard home sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees 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 Blackpool

Probably Britain's best-known seaside resort, Blackpool lies on the Lancashire coast. It is the most populous town in the county. Its 7-mile long seafront is accessible from the residential areas of Bispham, Fleetwood and Cleveleys and inland there are several new developments at Staining and Marton Moss.

The most sought after districts in the Blackpool area are Poulton-le Fylde to the north and Lytham St Annes to the south.

Although Blackpool is a tourist hub, with a large number of small businesses and self-employed people, large employers include plastics manufacturers, biscuit manufacturers and government institutions such as the NS&I (National Savings and Investments).

Conveyancing for home buyers

Recent changes to the law mean that a seller should disclose defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of a conveyancing solicitor in Blackpool to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), find solutions to outstanding defects and other issues and register the title in the new owner's name.

This article sets out advice to assist buyers searching for conveyancing solicitors in Blackpool.

Your Blackpool conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from Santander, Capital Home Loans or any other lender, before choosing a Blackpool conveyancing solicitor it is very important that you make sure that they are approved by your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies only accept a selected list (known as a 'lender panel') of firms.

Should this be the case, the lender will need a second solicitor firm to act in their interests, and you will be expected to pay this alternate solicitor's fees. This means the transaction could be delayed.

Not checking your solicitor's lender panel status can mean serious delays.

Our solicitors can act on behalf of all banks and building societies.

Conveyancing Searches (Blackpool Council)

Searches are carried out by Blackpool conveyancing solicitors to help identify any pertinent information that could impact how much your house or flat will be worth.

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

More specialised searches, such as a tin mining search or a more detailed environmental report, may also be referred to following the initial searches.

Blackpool Council has a usual lead time of 3 weeks for LA searches, so your solicitor will instead apply for quicker personal searches.

Finding planning permissions

Official Entries will also be sourced from HMLR by your conveyancing solicitor. This will help to expose any potential issues. These issues could include limits on the development of the property or discrepancies with the filed plan.

Blackpool Council Council Tax

The amount of council tax a homeowner in Blackpool will pay to Blackpool Council will depend on the property's value and the number of residents. The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,561.

Blackpool conveyancing solicitors will inform a purchaser of the home's tax band once they have the Local Authority search results.

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 £1,171.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student.

Band Blackpool Council Tax (2018)
A £1,171
B £1,366
C £1,561
D £1,756
E £2,146
F £2,537
G £2,927
H £3,512

Could I be overpaying council tax?

To challenge your banding contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made. 10 saw a reduction.

Stamp Duty on Blackpool properties

Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

If the purchase price of the house you intend to buy is over the £125,000 threshold, you must pay stamp duty.

Quittance's case management system integrates with electronic filing systems to ensure that the stamp duty is paid in full quickly.

See table below for SDLT examples for homes in Blackpool:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £122,447 £0.00
Average price (detached) £225,506 £2,010.12
Average new build £90,000 £0.00

Stamp duty relief for first-time buyers in Blackpool

Relief is available on home purchases below £300k for first-time buyers. Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Blackpool bought a second property for the average price of £122,447 the SDLT would be £3,673.41.

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

Buying a flat? Leasehold conveyancing in Blackpool

New build site

The risks associated with owning a leasehold property should be of serious concern. There are numerous technical issues that could be awaiting the unsuspecting buyer, including freeholds sold without first refusal to leaseholders, exponential ground rents and reversionary interests.

Bad or incomplete leasehold advice, from an inexperienced conveyancer, could have serious financial consequences.

If you intend to buy a leasehold home, a good conveyancing solicitor in Blackpool will investigate aspects of the leasehold purchase, e.g. service charges for relevant date periods, landlord/tenant disputes and dealing with freeholders and managing agents.

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Blackpool?

New build site

1 new build homes have been bought in Blackpool in 2018 so far, according to information compiled by HM Land Registry. The average purchase price of new builds in Blackpool is £90,000.

Acquiring a new build is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Blackpool conveyancing solicitor should be aware of local considerations and should consider a range of factors, like squaring developer incentives with lenders and dealing with incomplete service connection agreements.

With our new build team, you will get an impartial assessment of the legal title of the house or flat, scrutinising contract issues like the home's future marketability and possible freehold acquisition traps.

Conservation areas

Whether you are purchasing a period coach house or a Regency townhouse, if the home is in a defined conservation area, any planned modifications to the home may not be permitted by Blackpool Council.

These constraints, referred to as Article 4 Directions, could include restrictions on the removal of front boundary walls, restrictions on extensions normally within Permitted Development rights or general restrictions governing the use of non-traditional materials.

If a property is in breach, the owner could be ordered to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.

Raikes, Stanley Park and Foxhall are among the conservation areas in Blackpool. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Blackpool's conservation areas.

Conveyancing - Selling a property in Blackpool

The legal side of a property sale is more straightforward than when purchasing. With a property purchase, the principle of 'buyer beware' means that the onus is solely on the buyer to confirm that the property does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Blackpool acting for the existing owner effectively just answer enquiries made on behalf of the buyer.

Why do sales fall through?

Obstacles, such as having a defective lease, could delay a transaction if not handled appropriately.

In most cases, you should face these issues head on and fix them.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

Conveyancing for a leasehold flat is much more time-consuming than for a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Blackpool, which could include obtaining an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

Vendors should instruct a conveyancer as early as possible to reduce leasehold-related delays.

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

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You could instruct a property solicitor firm in Blackpool to carry out your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Blackpool

The most common reason people remortgage is to get a more attractive interest rate. There are other reasons to consider remortgaging, such as switching from interest-only to repayment, or consolidating loan repayments.

An efficient conveyancing solicitor in Blackpool can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England 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.

The property lawyer carrying out your remortgage needs to be able to act for the new bank or building society. Quittance Conveyancing are on all major UK lenders' panels. So no matter whether you are moving to an interest-only mortgage with Britannia or to a joint mortgage with the Coventry Building Society, we can assist.

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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