Updated: October 12, 2018

Cleethorpes conveyancing solicitor fees

No Move, No Fee conveyancing in Cleethorpes

Conveyancing solicitor fees are what you pay to your Cleethorpes conveyancing solicitor for handling the legal work for your move.

Are Cleethorpes conveyancing fees and costs fixed?

Some conveyancing solicitors in Cleethorpes carry out the legal work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden fees. Your conveyancing quote sets out exactly what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Stamp Duty or ID checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Cleethorpes cost?

Cleethorpes conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

With Quittance, there are no hidden fees or nasty surprises. For a standard conveyancing transaction, 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 Cleethorpes

When carrying out the legal work for a home purchase, the conveyancing solicitor in Cleethorpes will investigate the title of the property and report back to the buyer and the lender.

After making their enquiries the conveyancer will offer professional advice and will deal with any legal problems and ensure that the full legal ownership is transferred.

The following section sets out recommendations for buyers looking for conveyancing solicitors in Cleethorpes.

Your Cleethorpes conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a financial institution like Paratus AMC, to a large lender such as TSB. Before you select a conveyancing solicitor in Cleethorpes, whoever you choose, it is critical that you make sure that they are on the panel of your lender.

Your conveyancer may be unable to act for your lender, because some lenders will only accept a restricted list (called a 'lender panel') of legal practices.

If that is the case, the lender will probably need a second law firm to complete the legal work, and you will be expected to pay this alternative solicitor's costs. This can push back the completion date of the purchase.

Major delays can arise if you do not check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Residential Property Searches (North East Lincolnshire Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Cleethorpes conveyancing solicitors to help spot any broader issues that could impact how much your house or flat will be worth.

Mortgage lenders also need conveyancing search packs to be carried out. These include:

Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
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 searchshows risks within 500 metres of the property, such as toxic chemicals in the land
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, such as a highways search or a geological search.

The average delivery time for property searches ordered from North East Lincolnshire Council is 7 weeks, so faster personal (as opposed to official) searches will be recommended.

Finding planning permissions

Official Entries will also be obtained by your conveyancing solicitor, assisting with the identification of any potential issues, such as the title plan showing only very general boundaries or restrictive covenants governing the use of the property.

North East Lincolnshire Council Council Tax

North East Lincolnshire Council calculate council tax on Cleethorpes 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 E home in Cleethorpes, the council tax due would be £2,180 per year.

A conveyancing solicitor in Cleethorpes will inform the purchaser of the property's tax band once they are themselves notified.

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 £1,635.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency work out bandings for new build homes, and where the owner has requested a revaluation.

Band North East Lincolnshire Council Tax (2018)
A £1,189
B £1,387
C £1,585
D £1,783
E £2,180
F £2,576
G £2,972
H £3,567

Is it possible to appeal?

To appeal contact:

Valuation Office Agency
King William House
Market Place
North Humberside

Owners can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Cleethorpes properties

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

With some exceptions, if you buy a property over the £125k threshold you will have to pay stamp duty.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See Stamp Duty Land Tax examples for homes in Cleethorpes:

  Average selling price (2017) Stamp Duty Land Tax
Average price £133,759 £175.18
Average price (detached) £214,495 £1,789.90
Average new build £225,000 £2,000.00
Since 1st April 2016, buyers of second homes are subject to a surcharge of 3%, even if the property is not let out. For example, if a property owner bought a second property in Cleethorpes for the average price of £133,759 the stamp duty would be £6,687.95.

Stamp duty relief for first-time buyers in Cleethorpes

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Cleethorpes conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Cleethorpes

New build site

Buying a leasehold house or flat without knowing what you are getting into can be risky. There are many legal issues that may be lying in wait for an uninformed purchaser, including:

  • unreasonable ground rents
  • unfair clauses in the lease
  • overpriced managing agent packs
  • sub-letting restrictions
Severe consequences can result from a less-experienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Cleethorpes will investigate aspects of the leasehold purchase, such as dealing with landlords, checking the lease itself and short leases.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Cleethorpes?

Building site

1 new builds were purchased in Cleethorpes last year, based on data published by HMLR. The average purchase price of a new build home in Cleethorpes is £225,000.

A new-build conveyancing solicitor in Cleethorpes will need to be familiar with local Cleethorpes factors and the complications associated with new build, including confirming right of way over drains and sewers and dealing with delays associated with off-plan.

Our award-winning team of conveyancers are specialists in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Lincolnshire Conservation areas

Whether you are purchasing a period country house or a Georgian town house, if the house is in a conservation area, any planned modifications to the house may not be permitted by North East Lincolnshire Council.

Referred to as Article 4 directions, these conditions may include a prohibition on roof terraces, general restrictions governing non-uniform additions or modifications or restrictions on extensions normally within Permitted Development rights.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Cleethorpes

The legal work involved in a house sale usually requires less work than for a purchase. During the sale of a house or flat, the onus lies entirely with the buyer to satisfy themselves that the title of the property they are buying is legally sound.

In contrast, for a sale, conveyancing solicitors in Cleethorpes acting for the existing owner just answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

Common obstacles, like having right or way issues (such as being landlocked) or being a listed building with non-compliant alterations, can actually delay the sale conveyancing process if not handled appropriately.

In most cases, it is recommended for vendors to face such issues head on and fix them.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat is a great deal more complex in comparison with a freehold house.

Cleethorpes conveyancing solicitors must usually carry out further legal work, including getting the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.

So as to resolve any leasehold-related issues sooner, it is strongly advised that you instruct a property lawyer as early as possible.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You could contact a property solicitor firm in Cleethorpes to undertake your conveyancing, if a Quittance solicitor is carrying out the legal work for the other side.

Local Cleethorpes conveyancing solicitor directory

  • R J Solicitors Ltd, 64 St. Peters Avenue, Cleethorpes, South Humberside, DN35 8HP

Conveyancing - Remortgaging a property in Cleethorpes

Whilst there are many reasons to consider remortgaging, people will generally remortgage a home to lower their monthly repayments.

A good conveyancing solicitor in Cleethorpes will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

It is vitally important that the property lawyer handling your remortgage can also represent your new mortgage lender. Our conveyancers are on all major lenders' panels. So whether you are switching to a 100% mortgage with RBS or to a long-term fixed mortgage with the Allied Irish Bank, 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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