Updated: October 12, 2018

Brigg conveyancing solicitor fees

No Move, No Fee conveyancing in Brigg

Conveyancing solicitor fees will be paid conveyancing solicitors in Brigg for the legal work involved in moving home.

How are Brigg conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in Brigg who carry out the legal work on an hourly-rate basis. Your quote will set out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty Land Tax or ID checks.

See: How much should conveyancing fees cost?

How much will the total Brigg solicitor conveyancing fees be?

Conveyancing solicitor fees in Brigg should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, e.g. a commons registration search, may be necessary.

With Quittance, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Brigg

Caveat emptor, meaning 'let the buyer beware', was the legal principle of English property law. Following recent changes in the law, this principle no longer applies. However, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

The conveyancing solicitor in Brigg will offer professional advice once their enquiries are complete, offer practical solutions and ensure the title is transferred to the new owner.

This section considers the aspects of the legal process for conveyancing solicitors in Brigg where greater expertise is required.

Your Brigg conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a financial institution like the Buckinghamshire Building Society or a major lender such as NatWest, before choosing a conveyancing solicitor in Brigg you must confirm that they are on the approved solicitor panel of your lender.

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

If this is the case, the lender will likely need a different firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. This can frustrate or delay the process.

The conveyancing process could be jeopardised by failing to confirm your conveyancer's lender panel status.

Our conveyancing solicitors are on the panel of all lenders.

Searches (North Lincolnshire Council)

Property searches will be applied for by Brigg conveyancing solicitors to expose planning, development and environmental issues that might potentially undermine how much your house or flat will be worth. They include:

Local Authority (LA) searchplanning and development details from North Lincolnshire Council records
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be notified if your chosen lender insists on any further searches, e.g. a radon gas search or a ground stability report.

North Lincolnshire Council has an approximate delivery time of 13 weeks for searches, so faster personal (as opposed to official) searches will be recommended.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will request an Official Copy of the Title Register from HMLR, helping to identify any issues, for example discrepancies with the filed plan or neighbours' rights of access.

North Lincolnshire Council Council Tax

As a homeowner in Brigg, 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 home in the North Lincolnshire Council area in Band E would pay £2,129 per annum.

Conveyancing solicitors in Brigg will inform the buyer of the home's tax band once this is confirmed by the searches.

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 £1,597.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or for foreign language students.

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

Could I be overpaying council tax?

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

Valuation Office Agency
King William House
Market Place
North Humberside

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Brigg properties

If the purchase price of the house you intend to buy is over the £125,000 threshold, you must pay SDLT. Given the complexity of the SDLT1 tax return form, only the adventurous would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Quittance Conveyancing's investment in the latest case management software means that HMRC filing complications and objections are a thing of the past.

See Stamp Duty Land Tax examples for homes in Brigg:

  Average sale price (2017) Stamp Duty Land Tax
Average price £176,535 £1,030.70
Average price (detached) £214,943 £1,798.86
Average new build £232,404 £2,148.08
Higher rates of stamp duty apply to buyers of second home in the form of a 3% stamp duty surcharge. Therefore, if a homeowner in Brigg bought a second home for the average price of £176,535 the SDLT would be £8,826.75.

Stamp duty relief for first-time buyers in Brigg

First-time buyer stamp duty relief is available on property purchases below £300,000.

Brigg conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Brigg

New build site

Purchasing a leasehold property without being aware of the facts is ill-advised. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, such as:

  • unreasonable lease extension premiums
  • exponential ground rents
  • sinking fund issues
Incomplete leasehold information, delivered by a solicitor who has only ever experienced freehold transactions, could lead to serious consequences.

If you intend to purchase a leasehold property, a competent conveyancing solicitor in Brigg will investigate aspects of the leasehold purchase, for example managing agent or landlord enquiries, understanding regional and era-specific nuances of leases and landlord/tenant disputes.

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Brigg?

New build site

The average purchase price of new builds in Brigg is £232,404. 12 brand new homes were purchased in Brigg last year.

A new-build conveyancing solicitor in Brigg must be well-versed in regional factors and the extra complexities associated with new build, like administering Help to Buy purchases, handling the uncertainties of buying off plan and registering ownership with warranty providers such as NHBC Buildmark, LABC and Aedis.

Quittance Conveyancing deliver an independent appraisal of the legal title of the house or flat, and in particular factors ranging from the home's subsequent marketability to likely freehold acquisition traps.

Conservation areas in Lincolnshire

Whether you are planning to buy a period cottage or a Regency townhouse, if the property is in a conservation area, any changes you can make to the property may not be accepted by North Lincolnshire Council.

These constraints, referred to as Article 4 Directions, could include a wide range of constraints from restrictions on VELUX windows, to restrictions preventing the addition of new access.

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

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

Conveyancing - Selling a property in Brigg

The legal work involved in a sale of a house or flat is generally simpler than for a property purchase. The buyer's conveyancing solicitor must carry out a comprehensive legal review into the property. In contrast, conveyancing solicitors in Brigg acting for the vendor effectively just responds to enquiries made by the buyer's solicitor.

What could jeopardise the sale of your home?

Common obstacles, like being in an area threatened by local development, might prolong your home move if left unresolved.

It is not recommended that you put off finding a solution as it is the buyer's solicitor's job to spot problems. Get advice and attempt to resolve it as early as possible.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The legal work for a leasehold property is much more difficult in comparison with a freehold house.

Brigg conveyancing solicitors will also perform extra work, which could include requesting all relevant freeholder information, through to the memorandum of articles of association (if applicable).

It is usually counter-productive to hold off instructing a lawyer as soon as possible, ideally before putting the property on the market, to reduce leasehold-related delays.

Can Quittance conveyancers act for the buyer and the vendor in one transaction?

A CLC-regulated conveyancer can act for both parties. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.

You can contact a local Brigg conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Brigg conveyancing solicitor directory

  • Mason Baggott & Garton, 25 Bigby Street, Brigg, North Lincolnshire, DN20 8ED
  • Hetts Johnson Whiting, 11 Bigby Street, Brigg, South Humberside, DN20 8EP

Conveyancing - Remortgaging a property in Brigg

Homeowners remortgage their home for a variety of reasons, for example fixing the mortgage on a new discounted rate, or funding a one-off purchase. The most common reason, however, is simply to get a better rate.

A good conveyancing solicitor in Brigg will complete the conveyancing quickly, and move you to the better rate sooner. With the future of interest rates unclear, fast conveyancing can be a critical factor in getting on to the rate you want.

The property lawyer conducting the legal work should also be able to act for your new mortgage provider. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are moving to a fixed-rate mortgage with Birmingham Midshires or to a fixed-rate mortgage with the Dudley Building Society, our remortgage team 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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