Updated: October 12, 2018

Coalville conveyancing solicitor fees

No Move, No Fee conveyancing in Coalville

Conveyancing solicitor fees will be paid your Coalville conveyancing solicitor for the legal work associated with buying or selling a property.

Are Coalville conveyancing fees and costs fixed?

Some conveyancing solicitors in Coalville work on an hourly rate. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase completes.

What are disbursements?

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

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

See: How much should conveyancing fees cost?

How much will conveyancing in Coalville cost in total?

Coalville conveyancing fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as a flooding search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Coalville

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

That said, it remains the responsibility of the conveyancing solicitor in Coalville to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and make sure that the title is registered in the name of the new buyer.

The following section discusses those areas of the legal process for conveyancing solicitors in Coalville that warrant specialist knowledge.

Your Coalville conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a large lender such as Halifax, to a financial institution like Whistletree. Before selecting a conveyancing solicitor in Coalville, it is essential that you check that they can represent your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some mortgage lenders will only accept a selected list (their 'panel') of firms.

If this is the case, the lender will probably need an alternative firm to carry out the legal work, and you will then have to cover this alternate lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

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

Quittance Conveyancing are approved members of all lender panels.

North West Leicestershire Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Coalville conveyancing solicitors to identify information and potential issues affecting your planned purchase. They include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes local road or rail schemes
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

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

The typical lead time for Residential property searches provided by North West Leicestershire Council is 7 weeks. In these circumstances, faster personal searches will be advisable.

Ensuring planning permission is in place

Office copies will also be obtained from the Land Registry by the conveyancing solicitor acting for the buyer, helping to evidence planning issues, for example discrepancies with the filed plan or restrictions that limit alterations.

North West Leicestershire Council Tax

Council tax is calculated by North West Leicestershire on property value and the number of people living in the property. For instance the occupier of a Band E property in the North West Leicestershire area would pay annual council tax of £2,128.

A conveyancing solicitor in Coalville will inform the buyer of the home's council tax band once they are made aware.

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 £1,596.

Other discounts and exemptions may also apply, e.g. 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. The Valuation Office Agency (VOA) assess council tax bandings for newly-built homes, and where the owner has requested a revaluation.

Band North West Leicestershire Tax (2018)
A £1,161
B £1,354
C £1,548
D £1,741
E £2,128
F £2,515
G £2,902
H £3,482

Are you about you buy a home in the wrong council tax band?

In the financial year 2016/17, 30 council tax challenges were made, and 10 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
Enkalon House
86-92 Regent Rd
Leicester
LE1 7DD
Leicestershire

Stamp Duty on Coalville properties

If a property is valued at over £125k, the buyer usually must pay SDLT. Completing the SDLT1 form yourself is quite involved and not for the inexperienced.

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

The following table illustrates SDLT examples for typical properties in Coalville:

  Average sale price (2017) Stamp Duty
Average price £203,745 £1,574.90
Average price (detached) £273,048 £3,652.40
Average new build £246,615 £2,432.30

Stamp duty relief for first-time buyers in Coalville

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 SDLT rate of 3%. Following the example above, if a homeowner bought a second home in Coalville for the average price of £203,745 the SDLT would be £10,187.25.

Conveyancing solicitors in Coalville should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Coalville

New build site

It has been recently reported that over 100,000 homeowners in England face leases with unreasonable terms. The many potential traps awaiting the unsuspecting purchaser could include ground rent multipliers and onerous covenants.

Severe consequences can result from a less-experienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Coalville will investigate aspects of the leasehold purchase, including leaseholder/freeholder disputes, possible service charge shortfalls and sometimes ancient and arcane lease documents.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Coalville?

House being built

According to data compiled by HM Land Registry, 11 new build properties have been bought in Coalville in 2018 so far. The average cost of a new build in Coalville is £237,354.

A new-build conveyancing solicitor in Coalville needs to be conscious of local Coalville factors and the added complexities of new build, like ensuring that the contract is in the buyer's favour, dealing with lender conditions and checking new build warranties with warranty providers such as NHBC, Zurich Municipal and ACHI.

With our new build team, you will get an impartial view of the legal title of the house or apartment, with a close eye on considerations like problematic leasehold terms and exponential ground rent and service charges (where applicable).

Leicestershire Conservation areas

Whether you are looking for Tudor-style or Edwardian architecture, purchasing property in a conservation area can ensure that the street's unique character is protected. However, conservation area restrictions will affect your residential property.

Referred to as Article 4 directions, these building controls can include anything from restrictions affecting frontal additions to the property such as a porch, to general restrictions governing non-uniform additions or modifications.

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

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

Conveyancing - Selling a property in Coalville

Conveyancing for a property sale is less complicated than when buying. When property changes hands, the obligation is on the buyer to validate that the property they are buying is not legally defective.

On the other side of the transaction, conveyancing solicitors in Coalville acting for the existing owner just answer any enquiries made by the buyer's solicitor.

What steps can you take to reduce the risk of an abortive sale?

A property will frequently have any number of complex issues (for example a problematic solar panel lease) which may jeopardise your move.

Don't ignore the issue as it is highly unlikely that the problems won't be picked up. Get advice, face the issues head on, and find a solution at the earliest stage.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

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

The complexities of leasehold mean conveyancing solicitors in Coalville must undertake additional legal work, for example collating the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

It is highly recommended that the vendor contact a solicitor as soon as possible to help mitigate (often inevitable) leasehold delays.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a home in Coalville, and we are acting for the other side, you may want to instruct a property solicitor firm in Coalville to undertake your legal work.

Local Coalville conveyancing solicitor directory

  • Andrew Klimowicz Limited, 21-25 London Road, Coalville, Leicestershire, LE67 3JB
  • Moss Solicitors LLP, Unit 11a, Whitwick Business Park, Stenson Road, Coalville, Leicestershire, LE67 4JP
  • Josiah Hincks Solicitors, 39-41 Belvoir Road, Coalville, Leicestershire, LE67 3PD
  • Mander Cruickshank Solicitors LLP, Berrisford Row, 101-105 Belvoir Road, Coalville, Leicestershire, LE67 3PH
  • Barratt Developments Plc, Barratt House, Cartwright Way, Forest Business Park, Bardon Hill, Coalville, Leicestershire, LE67 1UF

Conveyancing - Remortgaging a property in Coalville

Saving money on a lower interest rate is primarily why people decide to remortgage. There are other reasons, such as getting onto a longer fixed-rate term, or consolidating loan repayments.

A proactive conveyancing solicitor in Coalville can reduce the remortgage processing time, 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.

So that they can confirm that the interests of the lender are covered, the property lawyer handling your remortgage will act for both you and the new lender.

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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