Updated: October 12, 2018

Carnforth conveyancing solicitor fees

No Move, No Fee conveyancing in Carnforth

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

Are Carnforth conveyancing fees and costs fixed?

Some conveyancing solicitors in Carnforth work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as indemnity insurance or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will the total Carnforth solicitor conveyancing fees be?

Carnforth conveyancing solicitor fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.

There are no hidden fees or costs to be paid with Quittance. For a standard sale or purchase, what we quote is the fee 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 average solicitors' fees

Conveyancing - Buying a property in Carnforth

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

A conveyancing solicitor in Carnforth will make recommendations following their enquiries, iron out any legal issues and register the title in the new owner's name.

This section of the article provides recommendations for homebuyers who want conveyancing solicitors in Carnforth.

Your Carnforth conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a financial institution like Topaz Finance, to a large lender such as the HSBC. Before you select a Carnforth conveyancing solicitor, whoever you choose, it is paramount that you confirm that they can represent your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies are only prepared to work with a selected list (their 'panel') of law firms.

If this is the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will then have to cover this alternative lawyer's fees. The additional work can mean the process takes much longer.

Serious delays can occur if you fail to check your property lawyer's lender panel status.

Our solicitors are approved to act for all lenders.

Searches (Lancaster City Council)

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Carnforth conveyancing solicitors to identify problems that could possibly impact how much the property you are purchasing will be worth. They include:

  • Local Authority (LA) search - planning and development details from Lancaster City Council records
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Carnforth properties for local parish repairs.

You will be informed if your mortgage lender requires any additional searches, e.g. a Crossrail search or a geological search.

The average turnaround time for Local Authority searches supplied by Lancaster City Council is 6 weeks, so your conveyancer will instead use a quicker local search agent.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be obtained from HM Land Registry by the conveyancing solicitor acting for the buyer. This will help to reveal any issues, such as the title plan showing only very general boundaries or rights or restrictions on how the property may be used.

Lancaster City Council Council Tax

Lancaster City Council calculate your council tax based on a variety of factors including the number of people living at the property and the value of the property as determined by the VOA in 1991. For example, the occupier of a Band E house in the Lancaster City Council area would pay annual council tax of £2,170.

A conveyancing solicitor in Carnforth will inform the purchaser of the property's tax band once this is confirmed by the searches.

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 £1,627.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired. The Valuation Office Agency assess bandings for new homes, and where the owner has requested a revaluation.

Band Lancaster City Council Tax (2018)
A £1,183
B £1,381
C £1,578
D £1,775
E £2,170
F £2,564
G £2,959
H £3,550

Is your new home in the wrong band?

To appeal contact:

Valuation Office Agency
Mitre House
Church St

Owners can apply for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Carnforth properties

SDLT is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates stamp duty examples for average properties in Carnforth:

  Average selling price (2017) SDLT
Average price £249,102 £2,482.04
Average price (detached) £323,116 £6,155.80
Average new build £248,297 £2,465.94

Stamp duty relief for first-time buyers in Carnforth

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a higher rate of 3%. Therefore, if a homeowner in Carnforth bought a second property for the average price of £249,102 the SDLT would be £12,455.10.

Carnforth conveyancing solicitors will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Carnforth

New build site

The pitfalls associated with buying a leasehold property in the UK are well established. Ground rent multipliers, sub-letting restrictions and costly and undisclosed major works are among the frequent complications awaiting an uninformed buyer.

Severe consequences can result from an inexperienced property lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to purchase a house or flat with a lease, a specialist conveyancing solicitor in Carnforth will consider possible leasehold issues, such as :

  • reviewing the lease itself (some documents can be centuries old)
  • possible service charge shortfalls
  • dealing with freeholders
  • alterations since the lease was granted

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Carnforth?

New build site

According to Land Registry information, the average value of new build properties in Carnforth is £259,950. 2 brand new properties have been bought in Carnforth in 2018 so far.

A new-build conveyancing solicitor in Carnforth needs to be conscious of regional issues and new build's added complexities, like investigating issues with drains and roads that serve the property and handling unreasonable delays.

With Quittance Conveyancing, you will get an independent appraisal of the legal title of the property, with a close eye on factors ranging from the home's subsequent mortgageability to likely freehold acquisition traps.

Conservation areas in Lancashire

If you are purchasing a residential property in one of Carnforth's conservation areas, the property must be compliant with any local conservation area constraints. Called Article 4 directions, these conditions can include restrictions on VELUX windows, limitations on new outbuildings or restrictions preventing paving over the front garden.

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

The Lancaster local planning authority has assigned conservation area-status to parts of Carnforth. Your conveyancing solicitor will address whether your planned purchase is located one of Carnforth's conservation areas.

Conveyancing - Selling a property in Carnforth

Conveyancing for a property sale is normally less troublesome than when buying. During the sale of a house or flat, the responsibility is on the buyer to verify that the legal title of the property is not legally defective.

When selling, conveyancing solicitors in Carnforth acting for the seller just answer the buyer's solicitor's questions.

What factors could threaten your sale?

Homes will frequently have many legal problems (for example being situated on a flood plain) that might prevent a purchase from completing.

Property specialists will generally recommend that sellers address such issues immediately.

Further reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is quite a lot more technical than for a freehold house.

Carnforth conveyancing solicitors must usually carry out further legal work, for example obtaining all relevant freeholder information, through to details of any consents for alterations.

To speed up the leasehold conveyancing process, it is recommended that you instruct a leasehold specialist as early in the process as possible, and potentially before going on the market,.

Can Quittance conveyancers act for both the buyer and the seller of the same property?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA regulations prevent the same solicitor from acting on both sides in a property sale.

If you are buying or selling a property in Carnforth, and a Quittance conveyancing solicitor is acting for the other side, you may want to instruct a property solicitor firm in Carnforth to undertake your legal work.

Local Carnforth conveyancing solicitor directory

  • R & B Legal Limited, The Bank, 44 Market Street, Carnforth, Lancashire, LA5 9JX
  • Oldfields Solicitors Limited, 18-20 Lancaster Road, Carnforth, Lancashire, LA5 9LD

Conveyancing - Remortgaging a property in Carnforth

The main reason people remortgage a home is to secure a better rate of interest. There are any number of other reasons to remortgage, for example releasing funds to help kids get on the property ladder, or wanting a more flexible mortgage.

An efficient conveyancing solicitor in Carnforth can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of your chosen mortgage lender. Our conveyancers are on the panel for all major UK lenders. So whether you are switching to an interest-only mortgage with the HSBC or to a capped-rate mortgage with the Buckinghamshire Building Society, we 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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