Updated: October 12, 2018

Cleveleys conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cleveleys

Conveyancing solicitor fees are the costs you pay your Cleveleys conveyancing solicitor for the legal work associated with moving home.

Are Cleveleys conveyancing fees and costs fixed?

Some conveyancing solicitors in Cleveleys work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your conveyancing quote will set out exactly what you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total Cleveleys solicitor conveyancing fees be?

Cleveleys conveyancing solicitor fees will not vary. There may, however, be some variation in certain disbursements. For example, specific extra searches, e.g. transport searches, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. 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 Cleveleys

The legal work for a property purchase requires a Cleveleys conveyancing solicitor to consider a wide range of issues. Examples of such factors are defective property title and problems affecting the mortgageability (e.g. commonhold issues).

The property lawyer will feed the results of their enquiries back to the buyer and their mortgage lender, assist in resolving any issues and register the new owner's title at the Land Registry.

The following section provides assistance for buyers who want conveyancing solicitors in Cleveleys.

Your Cleveleys conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche mortgage lender like the Monmouthshire Building Society or a major lender such as the Co-operative Bank, before appointing a conveyancing solicitor in Cleveleys it is critical that you make sure that they can act on behalf of your mortgage lender.

Some mortgage lenders will only accept a select panel of firms. If your solicitor can't act for your mortgage lender, the lender will require a different legal firm to complete the legal work.

The buyer will then have to cover this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Your property transaction could be threatened by failing to check your property lawyer's lender panel status.

Our solicitors are approved to act for all mortgage providers.

Conveyancing Searches (Wyre Borough Council)

Searches are enquiries made of various authorities by Cleveleys conveyancing solicitors to identify issues affecting the property being purchased.

Searches are carried out primarily to satisfy mortgage conditions, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be told if your mortgage lender needs any more searches, for example a highways authority search or a disadvantaged area search.

Wyre Borough Council has a usual delivery time of 6 weeks for LA searches, so faster personal searches will be recommended.

Ensuring planning permission is in place

Your conveyancing solicitor will request an Official Copy of the Title Register from HMLR. This will help to expose potential planning issues. Examples of these include a restrictive covenant against certain alterations or errors on the title plan.

Wyre Borough Council Council Tax

The amount of council tax a homeowner in Cleveleys will pay to Wyre Borough Council will depend on the property's value and the number of residents. E.g. for an average Band C residential property in Cleveleys, the council tax would be £1,557 per year.

Conveyancing solicitors in Cleveleys will inform a buyer of the property's 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 £1,168.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency (VOA) calculate bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Wyre Borough Council Tax (2018)
A £1,168
B £1,362
C £1,557
D £1,752
E £2,141
F £2,530
G £2,920
H £3,504

Are you paying too much?

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

Valuation Office Agency
Mitre House
Church St
Lancaster
LA1 1HG
Lancashire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made. 10 were approved and the tax was reduced.

Stamp Duty on Cleveleys properties

If you are buying a residential property that costs over £125k, then you will have to pay Stamp Duty Land Tax to HMRC. Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

Our post-completion conveyancing team use integrated conveyancing case management system to ensure the SDLT1 tax return is submitted to HM Revenue and Customs (HMRC) as quickly as possible.

The following table illustrates SDLT examples for properties in Lancashire:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £164,719 £794.38
Average price (detached) £283,218 £4,160.90
Average new build £216,029 £1,820.58
Higher rates of SDLT apply to buyers of second property in the form of a stamp duty surcharge of 3%. E.g. if a second home was bought for £164,719 then the SDLT including the surcharge would be £8,235.95. .

Stamp duty relief for first-time buyers in Cleveleys

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Conveyancing solicitors in Cleveleys will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Cleveleys

New build site

Purchasing a leasehold property if you are unaware of the implications is risky. Increasing ground rents, sinking fund issues and unfair clauses in the lease are among the many potential difficulties lying in wait for the unsuspecting buyer.

Serious financial ramifications can result from an inexperienced conveyancer's erroneous leasehold advice.

If you intend to buy a property with a lease, a good conveyancing solicitor in Cleveleys will investigate aspects of the leasehold purchase, e.g. current-year service charge estimates, the implications of the remaining length of the lease and dealing with landlords.

Quittance Conveyancing's team of 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 Cleveleys?

New build site

Based on local data compiled by the HM Land Registry, 83 newly-constructed homes have been bought in Cleveleys in 2018 so far. The average value of Cleveleys new build homes is £216,029.

Buying a new build home is more involved than any other type of conveyancing. To prevent difficulties arising a Cleveleys conveyancing solicitor must be aware of both region-specific considerations and also must check a range of issues, like handling the uncertainties of buying off plan and confirming right of way over drains and sewers.

With Quittance Conveyancing, you will get an independent appraisal of the legal title of the house or flat, scrutinising contract concerns ranging from the home's future mortgageability to exponential ground rent and service charges (where applicable).

Lancashire Conservation areas

Whether you are planning to buy an 18th century stone cottage or a Victorian detached house, if the house is in a conservation area, any changes you can make to the house might not be permitted by Wyre Borough Council.

Called Article 4 directions, these constraints may include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Cleveleys.

Conveyancing - Selling a property in Cleveleys

The legal process for a sale of a home is simpler than when buying. The buyer's conveyancer must carry out thorough due diligence on your home. Conveyancing solicitors in Cleveleys acting for the vendor effectively just collects any required paperwork and replies to the solicitor's standard and additional enquiries .

What could jeopardise the process?

Properties can face any number of legal problems (for example tree preservation orders) that might stop a sale in its tracks.

It is generally recommended that sellers handle such issues without delay.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat (houses are rarely leasehold) is quite a lot more difficult in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Cleveleys must carry out additional legal work, which could include collating an up-to-date service charge statement, through to details of any required deed of covenant.

It is strongly advised that you instruct a leasehold specialist as early in the process as possible, and preferably before going on the market, to reduce delays.

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

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.

You could contact a local Cleveleys conveyancing solicitor firm to handle your legal work, if we are doing the legal work for the other side.

Local Cleveleys conveyancing solicitor directory

  • Blackburn & Co, 7 Crescent East, Thornton Cleveleys, Lancashire, FY5 3LN

Conveyancing - Remortgaging a property in Cleveleys

Although there are many reasons to remortgage, homeowners generally remortgage their home to secure a better rate of interest.

An efficient conveyancing solicitor in Cleveleys can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a contributing factor to securing your preferred rate.

A property lawyer will act for both you and the mortgage provider to ensure the mortgage provider's interests are protected.

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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