Updated: October 12, 2018

Burnley conveyancing solicitor fees

No Move, No Fee conveyancing in Burnley

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Burnley for handling the legal work for your move.

How are Burnley conveyancing fees calculated?

Our conveyancing solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Burnley who work on a cost per hour basis. Your quote will explain all fees and other costs you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

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 bankruptcy searches or TT fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Burnley cost?

Conveyancing fees in Burnley will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a historic mining search, may be necessary.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Burnley

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to the buyer.

That said, it remains the responsibility of the Burnley conveyancing solicitor to investigate the property, so that they can report back to the buyer and the lender, help with resolving any problems and confirm that the Land Registry's record of the property is updated.

The content below examines the property types that may be of interest to buyers looking for conveyancing solicitors in Burnley.

Your Burnley conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a major lender such as Santander, to a less common mortgage lender like Aldermore Bank. Before you instruct a Burnley conveyancing solicitor, it is critical that you make sure 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 mortgage lenders will only accept a select list (referred to as a 'panel') of legal practices.

Should this be the case, the lender will probably require a different solicitor firm to complete the legal work, and you will then have to cover this second lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Neglecting to check the lender panel status of your conveyancing lawyer could jeopardise the sale.

Quittance Conveyancing are approved to act for all mortgage providers.

Conveyancing Searches (Burnley Borough Council)

Searches are enquiries made of public bodies by Burnley conveyancing solicitors to provide information about your new home. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitythere is a risk that some Burnley 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 notified if your mortgage lender requires any further searches, e.g. a tin mining search or a disadvantaged area search.

Burnley Borough Council has an approximate processing time of 7 weeks for LA searches. Your lawyer will therefore recommend using faster personal searches.

Planning searches

The buyer's conveyancing solicitor will request an Official Copy of the Title Register from HM Land Registry, assisting with the identification of any planning issues, such as rights or restrictions on how the property may be used or a difference between the agent's floorplan and the title plan.

Burnley Borough Council Council Tax

The council tax paid by a homeowner is based on various factors which include the size and character of the home and the property's value as at 1 April 1991. For instance a house in the Burnley Borough Council area in Tax Band C would pay £1,632 per annum.

Conveyancing solicitors in Burnley will inform a purchaser of the property'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 (25%) would reduce the tax due to £1,224.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is a 'granny annexe'.

Band Burnley Borough Council Tax (2018)
A £1,224
B £1,428
C £1,632
D £1,836
E £2,244
F £2,652
G £3,060
H £3,672

Can I challenge my valuation?

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

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

From April 2016 to March 2017, 30 council tax challenges were made, and 10 saw a subsequent reduction.

Stamp Duty on Burnley properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

If a house is valued at over £125,000, the property purchaser usually must pay SDLT.

Quittance's integrated case management system are fully integrated with HMRC's electronic filing gateway.

See SDLT examples for properties in Burnley:

  Average selling price (2017) Stamp Duty Land Tax
Average price £104,179 £0.00
Average price (detached) £205,526 £1,610.52
Average new build £139,189 £283.78
Higher rates of SDLT apply to buyers of second property in the form of an SDLT surcharge of 3%. Therefore, if a homeowner in Burnley bought a second property for the average price of £104,179 the SDLT would be £3,125.37.

Stamp duty relief for first-time buyers in Burnley

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Burnley conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Burnley

New build site

The possible drawbacks of buying a leasehold flat in the UK are frequently reported in the media. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, including:

  • marriage value issues
  • unreasonable managing agent fees
  • reversionary interests
  • doubling ground rents
Misguided leasehold advice, from an inexperienced solicitor, could have serious financial implications.

A good conveyancing solicitor in Burnley will consider possible leasehold issues, such as dealing with freeholders, sometimes ancient and arcane lease documents and unexpired lease terms.

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

Buying a 'New Build' property in Burnley?

New build building site

3 new builds have been bought in Burnley in 2018 so far, (sce: HM Land Registry). The average sale price of Burnley new build properties is £136,662.

A new-build conveyancing solicitor in Burnley must be well-versed in local considerations and the extra complexities of new build, like handling equity loan schemes, verifying rights of access and checking new build warranties with warranty providers, including NHBC, Advantage and Capital Warranties.

Our new build conveyancing department will provide an expert assessment of the legal title of the house or apartment, looking out for issues like onerous leasehold conditions and exponential ground rent and service charges (where applicable).

Conservation areas in Lancashire

Whether you are looking for Tudor-style or Edwardian architecture, purchasing property in a conservation area can ensure that the neighbourhood is protected from noticeable change. However, conservation area restrictions will affect your home.

These conditions can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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

Burnley conservation areas include Harle Syke, Worsthorne and Burnley Wood. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Burnley.

Conveyancing - Selling a property in Burnley

Conveyancing for a sale of a house or flat usually requires less work than for a purchase. When a house or flat changes hands, the responsibility is on the buyer to discover whether the title of the property they are buying is not legally defective.

On the other side of the transaction, conveyancing solicitors in Burnley acting for the person selling effectively just answer enquiries made on behalf of the buyer.

Why do sales fall through?

Homes will often come with a series of potential complications (for example being a listed building with non-compliant alterations or not being connected to the main sewers) that can derail the conveyancing process.

It is almost always advisable for sellers to handle any such problems as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is a great deal more protracted than for a more straightforward freehold house.

Conveyancing solicitors in Burnley must usually carry out further legal work, including contacting the freeholder for ground rent details, through to details of common parts management.

A seller should plan to instruct a solicitor as soon as an estate agent is chosen to reduce leasehold-related delays.

What if you are already acting for the other side?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

If you are buying or selling a house or flat in Burnley, and a Quittance solicitor is acting for the other side, you could contact a local Burnley conveyancing solicitor firm to handle your legal work.

Local Burnley conveyancing solicitor directory

  • Farleys Solicitors LLP, Prudential Buildings, Manchester Road, Burnley, Lancashire, BB11 1HJ
  • Smith Sutcliffe, 50 Manchester Road, Burnley, Lancashire, BB11 1HJ
  • Acklam Bond Limited, First Floor, 24 Manchester Road, Burnley, Lancashire, BB11 1HH
  • Baldwin Wyatt Solicitors, 11, Finsley Gate, Burnley, Lancashire, BB11 2HA
  • Donald Race & Newton Solicitors Limited, 5-7 Hargreaves Street, Burnley, Lancashire, BB11 1EA

Conveyancing - Remortgaging a property in Burnley

People remortgage a home for a variety of reasons, for example moving from a standard variable rate (SVR) to a fixed-rate, or releasing funds to help kids get on the property ladder. The main reason, however, is to get a more affordable interest rate.

Homeowners will typically be able to benefit from a better rate earlier with a more efficient conveyancing solicitor in Burnley. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in securing your preferred rate.

In order to ensure that the mortgage provider's interests are protected, the property lawyer will act for both you and your new bank or building society.

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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