Updated: October 12, 2018

Bolsover conveyancing solicitor fees

No Move, No Fee conveyancing in Bolsover

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Bolsover for the legal work involved in moving home.

Do Bolsover conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Bolsover work on an hourly-rate basis. Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your quote will set out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any '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. These include costs like Stamp Duty or managing agent fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Bolsover cost?

Whilst conveyancing fees in Bolsover will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. 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 Bolsover

There is now an obligation on a seller to disclose any property defects or disputes to the buyer.

It is, however, still the duty of a Bolsover conveyancing solicitor to investigate the property, so that they can report back to the buyer and the lender, help with resolving any problems and ensure the title is transferred to the new owner.

This article provides useful information for people searching for conveyancing solicitors in Bolsover for a purchase.

Your Bolsover conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like Whistletree or a large lender such as the Yorkshire Building Society, before you instruct a Bolsover conveyancing solicitor you need to check that they are on the panel of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some banks and building societies will only accept a selected list (known as a 'panel') of legal practices.

If that is the case, the lender will probably require a different firm to act in their interests, and you will usually need to pay this alternate solicitor's costs. This can push back the completion date of the purchase.

Failing to check the lender panel membership of your conveyancing solicitor could jeopardise the sale.

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

Searches (Bolsover District Council)

Residential property searches are carried out by Bolsover conveyancing solicitors in order to identify any significant issues that could possibly undermine the value of your home. They include:

  • Local Authority search - exposes issues like road schemes that could affect the property
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability owed by Bolsover properties for local parish repairs.

Further searches, such as an HS2 search or a disadvantaged area search, may also be advised depending on the contents of the standard searches.

Bolsover District Council has an estimated turnaround time of 15 weeks for searches, so it will be worth using a faster private search company.

Planning searches

Official Entries will also be ordered from the Land Registry by your conveyancing solicitor. This will help to expose any issues. Examples of these include neighbours' rights of access or errors on the title plan.

Bolsover District Council Council Tax

Bolsover District Council calculate council tax on Bolsover homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Tax Band B house in Bolsover, the amount of council tax due would be £1,431 per year.

A conveyancing solicitor in Bolsover will inform a purchaser of the home's tax band once 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 reduces the tax due to 75% which would equal £1,073.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Bolsover District Council Tax (2018)
A £1,226
B £1,431
C £1,635
D £1,840
E £2,248
F £2,657
G £3,066
H £3,679

Can I appeal against my band?

To appeal contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
S1 1HD
South Yorkshire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 0 council tax challenges were made, of which 0 saw a reduction.

Stamp Duty on Bolsover properties

Stamp Duty Land Tax will almost always need to be paid if the property being purchased is valued at over £125,000. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

Quittance Conveyancing's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

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

  Average selling price (2017) SDLT
Average price £139,218 £284.36
Average price (detached) £205,912 £1,618.24
Average new build £180,818 £1,116.36
If you are buying a second home for over £40,000 then you will have to pay a higher rate of 3%. Following the example above, if a homeowner bought a second property in Bolsover for the average price of £139,218 the SDLT would be £6,960.90.

Stamp duty relief for first-time buyers in Bolsover

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Bolsover will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Bolsover

New build site

Buying a leasehold property without knowing what you are getting into is ill-advised. Spiralling ground rents, excessive freehold premiums and incomplete management company accounts are among the many common complications awaiting an uninformed buyer.

Serious consequences can result from a less-experienced conveyancing solicitor's inaccurate leasehold advice.

If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Bolsover will investigate aspects of the leasehold purchase, for example possible service charge shortfalls, flats with varying lease terms and reviewing correspondence between the freeholder and leaseholder.

Ensure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Bolsover?

New build site

According to data gathered by the HM Land Registry, the average sale price of a new build property in Bolsover is £188,679. 5 new build properties have been bought in Bolsover in 2018 so far.

The legal side of acquiring a new build home is considerably more complicated than buying a 'secondhand' home. Therefore a Bolsover conveyancing solicitor needs to be conscious of local Bolsover issues and will need to report to clients on a number of issues, like dealing with fast exchange timeframes and investigating issues with drains and roads that serve the property.

Our highly qualified new build team are specialists in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.

Derbyshire Conservation areas

When acting for the purchaser of a property in Bolsover, a conveyancing solicitor will need to confirm if the property is in a conservation area in Bolsover. If it is, the property will be affected by specific conditions. Referred to as Article 4 directions, these conditions may include restrictions on painting external walls, general restrictions governing unsympathetic additions or modifications or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, the local authority could order the owner to pay for the work needed to make the home compliant, even if the previous owner carried out the alterations.

The local planning authority (LPA) for Bolsover has designated conservation area status on certain areas of Bolsover. Whaley, Hardstoft and Hardwick are among the conservation areas in Bolsover. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bolsover's conservation areas.

Conveyancing - Selling a property in Bolsover

The conveyancing process on a property sale is simpler than for a purchase. With a property purchase, the principle of 'buyer beware' means that the onus is on the buyer to satisfy themselves that the house or flat is mortgageable and free from legal issues.

Conversely, with a sale, conveyancing solicitors in Bolsover acting for the current owner need only respond to enquiries made on behalf of the buyer.

How to give yourself the best chances of success

Issues, like not being registered at the Land Registry, have the capacity to hinder your move if they are ignored.

Property experts will generally advise to sellers that they handle any such problems without delay.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is much more protracted than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Bolsover will usually undertake additional legal work, including getting the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

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

What if you are already acting for the other side?

Solicitors Regulation Authority rules prevent the same solicitor from acting on 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 Bolsover home, and we are acting for the other side, you may want to instruct a property solicitor firm in Bolsover to undertake your legal work.


Conveyancing - Remortgaging a property in Bolsover

Although people consider remortgaging for a range of reasons, people will usually remortgage a home to secure a better rate of interest.

You would typically benefit from a better rate earlier by using a more proactive conveyancing solicitor in Bolsover, working to reduce the processing time of the legal work. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

It is key that the property lawyer undertaking the legal work can also represent your preferred bank or building society. Our conveyancers are on the panel for all major UK lenders. So whether you are changing to a cashback mortgage with Lloyds Bank or to a two-year discount with the Harpenden 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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Bolsover home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Bolsover property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:


Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!