Updated: October 12, 2018

Clitheroe conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Clitheroe

Conveyancing solicitor fees will be paid to conveyancing solicitors in Clitheroe for the legal work associated with buying or selling a property.

Are Clitheroe conveyancing fees and costs fixed?

Some conveyancing solicitors in Clitheroe offer services on a fees per hour basis. Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like identity verification checks or HMLR fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Clitheroe cost?

Conveyancing solicitor fees in Clitheroe will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, e.g. a flooding search, may be needed.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. 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 Clitheroe

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

It remains, however, the duty of the Clitheroe conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, help with resolving any problems and ensure that the full legal ownership is transferred.

The following discusses the types of residential property that involve additional hazards for buyers who need conveyancing solicitors in Clitheroe.

Your Clitheroe conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a niche lender like Ulster Bank, to a large lender such as the Scottish Building Society. Before appointing a Clitheroe conveyancing solicitor, whoever you choose, you must confirm 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 are only happy to work with a restricted group of firms.

If this is the case, the lender will need an alternative law firm to act in their interests, and you will usually need to pay this substitute lawyer's costs. This can frustrate or delay the process.

Failing to confirm the lender panel membership of your property lawyer can result in significant delays.

Our solicitors can act on behalf of all mortgage lenders.

Residential Property Searches (Ribble Valley Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Clitheroe conveyancing solicitors in order to identify any significant issues that might possibly compromise how much the property you are purchasing is worth.

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

Your conveyancer will notify you if your lender wants any further searches, e.g. a highways search or an energy search.

The average delivery time for searches obtained from Ribble Valley Borough Council is 7 weeks, so faster personal searches will be recommended.

Finding planning permissions

Official Entries will also be obtained by the buyer's conveyancing solicitor. This helps to find any potential issues. Examples of these include errors on the title plan or restrictive covenants governing the use of the property.

Ribble Valley Borough Council Council Tax

Ribble Valley Borough Council calculate council tax on Clitheroe homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. a house in the Ribble Valley Borough Council area in Valuation Band D would pay £1,710 per annum.

A conveyancing solicitor in Clitheroe will inform a purchaser of the home's council tax band once they are themselves notified.

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 £1,282.

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

Band Ribble Valley Borough Council Tax (2018)
A £1,140
B £1,330
C £1,520
D £1,710
E £2,089
F £2,469
G £2,849
H £3,419

Can I lower my band?

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

Valuation Office Agency
104 Lancaster Rd

A property owner can also ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.

Stamp Duty on Clitheroe properties

SDLT is a percentage of the purchase price of a property paid by the buyer to Her Majesty's Revenue and Customs (HMRC). It is due on properties bought for over £125,000. SDLT is paid to Her Majesty's Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

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

This table sets out stamp duty for average property in Clitheroe:

  Average selling price (2018 to date) SDLT
Average price £224,931 £1,998.62
Average price (detached) £376,600 £8,830.00
Average new build £219,495 £1,889.90
If you own another home or share in a home you will be subject to a stamp duty surcharge of 3%. For example, if an existing homeowner bought a second property in Clitheroe for the average price of £224,931 the SDLT would be £11,246.55.

Stamp duty relief for first-time buyers in Clitheroe

First-time buyer stamp duty relief is available on property purchases below £300,000.

Conveyancing solicitors in Clitheroe should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Clitheroe

New build site

It is rarely a good idea to purchase a leasehold house or flat without understanding the implications. Ground rent multipliers, incomplete management company accounts and unfair clauses in the lease are only some of the many common complications lying in wait for an uninformed buyer.

Incomplete leasehold information, delivered by a lawyer with limited leasehold experience, could lead to serious consequences.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Clitheroe will address aspects of leasehold, e.g. :

  • checking the lease itself
  • annual statements of account and budgets for service charges
  • dealing with landlords
  • plans to collectively purchase the freehold

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Clitheroe?

House under construction

The average cost of new builds in Clitheroe is £219,495. 3 new build properties have been bought in Clitheroe in 2018 so far.

The legal work for purchasing a new build home can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Clitheroe must be mindful of both region-specific factors and also needs to consider a range of factors, including checking the suitability of new build insurance and handling initial Land Registry registration.

Our new build conveyancing department will provide a specialist assessment of the legal title of the house or apartment, and in particular considerations ranging from unreasonable leasehold terms to possible freehold acquisition traps.

Conservation areas in Lancashire

If you are buying a house in a conservation area in Clitheroe, the property will need to meet any conservation area constraints. Called Article 4 directions, these conditions could include restrictions on the removal of chimneys, restrictions on extensions normally within Permitted Development rights or restrictions on hard standings at the front of the property.

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

Parts of Clitheroe lie within a Ribble Valley LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Clitheroe.

Conveyancing - Selling a property in Clitheroe

The legal side of a house sale is less complicated than when purchasing. With a property purchase, the responsibility lies with the purchaser to make sure that the home they are buying is legally sound.

Conversely, with a sale, conveyancing solicitors in Clitheroe acting for the vendor effectively just answer the buyer's solicitor's questions.

What could go wrong?

Issues, such as not being connected to the main sewers or where the property differs from the title plan, might derail your move if not dealt with promptly.

Generally speaking, you should handle any such problems as soon as they come to light.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is significantly more specialised than for a more straightforward freehold house.

Conveyancing solicitors in Clitheroe will also perform extra work, such as contacting the freeholder for ground rent details, through to ascertaining if a license to assign is required.

It is highly recommended that you contact leasehold-specialist property lawyer as soon as the decision is made to sell to reduce delays.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

You can contact a local Clitheroe conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Clitheroe conveyancing solicitor directory

  • Harrison Drury & Co Ltd, 21 Church Street, Clitheroe, Lancashire, BB7 2DF
  • Houldsworth Hall Limited, Pullman House, 2-4 Duck Street, Clitheroe, Lancashire, BB7 1LP
  • Lewis Mitchell Solicitors Inc Ruth Moores & Co, 18 Railway View Road, Clitheroe, Lancashire, BB7 2HE
  • Roebucks Solicitors Limited, 31 King Street, Clitheroe, Lancashire, BB7 2EU
  • Steele & Son With Bagot Heyes, Castlegate, Clitheroe, Lancashire, BB7 1AZ

Conveyancing - Remortgaging a property in Clitheroe

By far the most common reason homeowners remortgage is to secure a preferential rate. There are any number of other reasons to consider remortgaging, for example the current mortgage deal coming to an end, or releasing equity.

Homeowners will typically be able to benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Clitheroe. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer will act for both you and the mortgage provider, in order to confirm the lender's new interest is correctly registered and 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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