Updated: October 12, 2018

Carlisle conveyancing solicitor fees

No Move, No Fee conveyancing in Carlisle

Conveyancing solicitor fees are paid conveyancing solicitors in Carlisle for carrying out the legal work for a property transaction.

Do Carlisle conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Carlisle who carry out the legal work on an hourly rate. Your quote explains exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty Land Tax (SDLT) or identity verification checks.

See: How much should conveyancing fees cost?

How much will conveyancing in Carlisle cost in total?

Although conveyancing fees in Carlisle will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Carlisle

The legal work for a property purchase needs a conveyancing solicitor in Carlisle to consider a wide range of issues. Examples of such issues are a defective title (e.g. missing rights) and subsidence affecting the mortgageability of the property.

The buyer's property lawyer will report their findings back to the buyer, find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

This part of the article discusses those areas of the legal process for conveyancing solicitors in Carlisle necessitating specialist legal knowledge.

Your Carlisle conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a financial institution like St James Place Bank, to a large lender such as RBS. Before choosing a Carlisle conveyancing solicitor, whoever you choose, you need to check that they can act in the interests of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders will only accept a selected list (their 'panel') of legal practices that meet stringent criteria.

Under these circumstances, the lender will need a second law firm to carry out the legal work, and you will then have to cover this alternative lawyer's costs. Resulting delays can jeopardise the whole purchase.

Delays can be caused by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are on the panel of all lenders.

Residential Property Searches (Carlisle City Council)

Searches will be applied for by Carlisle conveyancing solicitors to help spot any broader issues that might potentially reduce the value of your house or flat.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your lender wants any more searches, e.g. a highways search or a more detailed environmental report.

The average lead time for Local Authority searches from Carlisle City Council is 19 weeks, so it will be worthwhile to use a quicker private search company.

Checking planning permission status

The buyer's conveyancing solicitor will source an Official Copy of the Title Register from HMLR, helping to identify any planning issues, for example errors on the title plan or limits on the development of the property.

Carlisle City Council Council Tax

Carlisle City Council calculate your council tax based on various criteria including the size of the property and the assessed value of the property in April 1991. For instance for an average Valuation Band D home in Carlisle, the amount payable would be £1,790 per year.

Conveyancing solicitors in Carlisle will inform a buyer of the property's band once they have the Local Authority search results.

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 £1,343.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property (land) is a boat mooring or caravan pitch.

Band Carlisle City Council Tax (2018)
A £1,193
B £1,392
C £1,591
D £1,790
E £2,188
F £2,586
G £2,983
H £3,580

Are you paying more than you should?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made, of which 0 were approved and the tax was reduced. To appeal contact:

Valuation Office Agency
Stocklund House
Castle Street
Carlisle
CA3 8SY
Cumbria

Stamp Duty on Carlisle properties

If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay SDLT. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

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

See Stamp Duty Land Tax examples for homes in Carlisle:

  Average sale price (February 2018) Stamp Duty Land Tax
Average price £145,954 £419.08
Average price (detached) £229,223 £2,084.46
Average new build £275,452 £3,772.60
Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the property is not rented out. Therefore, if a homeowner in Carlisle bought a second home for the average price of £145,954 the SDLT would be £7,297.70.

Stamp duty relief for first-time buyers in Carlisle

Since 2017, first-time buyers only need to pay stamp duty on homes valued over £300k.

Conveyancing solicitors in Carlisle should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Carlisle

New build site

The potential pitfalls of leasehold property ownership should be a worry for leasehold property buyers. The many potential traps lying in wait for an uninformed buyer include doubling ground rents, leases with fewer than 80 years to run and unpaid service charges by the existing leaseholder.

Poor leasehold guidance, from a conveyancing solicitor lacking in specialist knowledge, can have costly, long-term consequences.

A good conveyancing solicitor in Carlisle will investigate aspects of the leasehold purchase, including :

  • reviewing the lease
  • any recent demands for service charges and ground rent
  • dealing with freeholders
  • rights issues

Ensure that you are fully-informed regarding your planned purchase - Get in touch with our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Carlisle?

House under construction

According to data sourced by HMLR, 13 newly-constructed homes have been bought in Carlisle in 2018 so far. The average cost of new build homes in Carlisle is £255,110.

A new-build conveyancing solicitor in Carlisle must be aware of local considerations and new build-specific issues, such as handling unreasonable delays and confirming right of way over drains and sewers.

With our new build team, you will get an accurate and truly impartial assessment of the property's legal status, with close attention paid to concerns ranging from onerous leasehold conditions to exponential ground rent and service charges (where applicable).

Conservation areas in Cumbria

Whether you are buying a listed character property or a Victorian detached house, if the house is in a conservation area, your plans to alter the house may not be allowed by the local authority.

Called Article 4 directions, these constraints can include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Carlisle conservation areas include Tarraby, Wood Street and Great Corby. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Carlisle's conservation areas.

Conveyancing - Selling a property in Carlisle

The conveyancing process on a sale of a home is simpler than when buying. For a house purchase, the onus lies with the purchaser to satisfy themselves that the house or flat is legally sound.

With a sale, conveyancing solicitors in Carlisle acting for the existing owner need only respond to any enquiries made by the buyer's solicitor.

Factors that could delay or endanger the conveyancing process

A property will often come with potential complications (e.g. restrictive covenants or having previously suffered from a flood event) that can slow or frustrate your move.

It is almost always a good idea that sellers handle any such problems as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is a great deal more protracted compared to a freehold house.

Conveyancing solicitors in Carlisle will also need to carry out additional work, such as obtaining all relevant freeholder information, through to details of any required deed of covenant.

To speed up the leasehold conveyancing process, it is strongly advised that the seller instructs leasehold-specialist property lawyer as soon as possible.

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

CLC-regulated conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules prevent the same solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a Carlisle property, and we are acting for the other side, you could instruct a property solicitor firm in Carlisle to undertake your conveyancing.

Local Carlisle conveyancing solicitor directory

  • Butterworths, 24 Lowther Street, Carlisle, Cumbria, CA3 8DA
  • Scott Duff & Co Limited, 3 Devonshire Street, Carlisle, Cumbria, CA3 8LG
  • Bendles LLP, 22 Portland Square, Carlisle, Cumbria, CA1 1PE
  • Brockbank Curwen Cain and Hall Limited, Calisle Law Chambers, 80 English Street, Carlisle, Cumbria, CA3 8HP
  • Cartmell Shepherd Limited, Viaduct House, Carlisle, Cumbria, CA3 8EZ

Conveyancing - Remortgaging a property in Carlisle

People remortgage for all sorts of reasons, such as moving from a tracker to a fixed-rate, or releasing capital. The most common reason, however, is to reduce the monthly repayments.

A good conveyancing solicitor in Carlisle 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), fast conveyancing can be a crucial factor in securing your preferred rate.

It is vitally important that the property lawyer undertaking the legal work can also represent the new bank or building society. Our conveyancers are on all major UK lenders' panels, so whether you are moving to a lifetime tracker mortgage with Santander or to a long-term fixed mortgage with the Buckinghamshire Building Society, our remortgage specialists can help.

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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