Updated: October 12, 2018

Colne conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Colne

Conveyancing solicitor fees will be paid conveyancing solicitors in Colne for the legal work associated with moving home.

Do Colne conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Colne who carry out the legal work on a cost per hour basis. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like property searches or telegraphic transfer fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Colne cost?

Colne conveyancing fees will not vary. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Colne

Caveat emptor (buyer beware), was a key part of English property law. Following recent changes in the law, this principle no longer applies. However, the buyer still will need to investigate the house or flat they plan to buy.

A Colne conveyancing solicitor will offer professional advice following their enquiries, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.

This part of the article discusses the aspects of the legal process for conveyancing solicitors in Colne requiring a deeper level of knowledge.

Your Colne conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche lender like Ahli United Bank or a major lender such as the Co-operative Bank, before choosing a Colne conveyancing solicitor you must confirm that they can act in the interests of your mortgage lender.

The majority of mortgage lenders are only happy to work with a restricted list (called a 'lender panel') of firms. If a conveyancer is not on the panel of your mortgage lender, the lender will likely need a different law firm to act in their interests.

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

Your home move can be seriously delayed if you fail to check your conveyancing solicitor's lender panel status.

Our solicitors are approved to act for all lenders.

Property Searches (Pendle Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Colne conveyancing solicitors to identify information and potential issues affecting the home you want to buy. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Chancel repair liabilitysome Colne property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specific searches, such as a highways search or a contaminated land report, may also be recommended subject to the outcome of the initial searches.

Buyers can expect a lead time of around 6 weeks for conveyancing searches from Pendle Borough Council, so your solicitor will instead order faster regulated searches.

Planning issues

Official Entries (or 'office copies') will also be applied for from HMLR by the conveyancing solicitor acting for the homebuyer, assisting with the identification of planning issues. These issues could include a difference between the agent's floorplan and the title plan or a restrictive covenant against certain alterations.

Pendle Borough Council Council Tax

Pendle Borough Council calculate council tax on Colne 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 Band D property in Colne, the amount of council tax due would be £1,872.

Conveyancing solicitors in Colne will inform the purchaser of the property's band as soon as 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 £1,404.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person. A property built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Pendle Borough Council Tax (2018)
A £1,248
B £1,456
C £1,664
D £1,872
E £2,289
F £2,705
G £3,121
H £3,745

Are you paying too much?

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

Valuation Office Agency
Crown House
60 Crown St
Halifax
HX1 1HY
West Yorkshire

Owners can apply for their property to be reassessed.

Stamp Duty on Colne properties

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HM Revenue & Customs. It is due on properties bought for over £125,000. Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

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

  Average selling price (2017) Stamp Duty
Average price £138,802 £276.04
Average price (detached) £293,261 £4,663.05
Average new build £212,943 £1,758.86

Stamp duty relief for first-time buyers in Colne

In November 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. Higher rates of SDLT apply to buyers of second property in the form of a higher rate of 3%. So if a second property was bought for £138,802 then the SDLT total will be £6,940.10.

Conveyancing solicitors in Colne should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Colne

New build site

The drawbacks associated with owning a leasehold property remain of serious concern. The many potential traps awaiting the unsuspecting purchaser could include sinking fund issues, increasing ground rents and onerous clauses in the lease.

Bad or incomplete leasehold advice, from a solicitor lacking in specialist knowledge, could have serious financial consequences.

A specialist conveyancing solicitor in Colne will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (some leases are over 100 years old)
  • current-year service charge estimates
  • dealing with landlords
  • onerous restrictions
  • unexpired lease terms

Ensure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Colne?

House being built

Based on local data sourced by the HM Land Registry, 19 brand new homes were purchased in Colne last year. The average value of Colne new builds is £212,943.

The legal work for buying a new build is frequently more involved than other types of conveyancing. To prevent difficulties arising a Colne conveyancing solicitor must be conscious of Colne-specific issues and must consider a range of factors, such as helping with mortgage offer extension terms and confirming building regulation compliance.

With our new build team, you will get an expert assessment of the legal title of the property, paying close attention to concerns like the home's future marketability and an assessment of other risks, such as future local development.

Conservation areas in Lancashire

Whether you are going to buy a period country house or a Victorian terraced house, if the house is in a conservation area, your plans to alter the house may not be accepted by Pendle Borough Council.

These restrictions can include anything from restrictions on the addition of cladding, to restrictions on the use of PVC windows.

If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Colne

The legal work involved in a house sale is much easier than for a property purchase. When property changes hands, the obligation lies with the purchaser to discover whether the property's title is legally sound.

With a sale, conveyancing solicitors in Colne acting for the vendor just answer enquiries made on behalf of the buyer.

Factors that could delay or endanger the sale process

Common obstacles, like excessive ground rent, can actually hinder the sale process if ignored.

Don't bury your head and hope any such problems will go away - seek out professional help instead, face the issues head on, and find a solution proactively.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold property is much more complicated compared to a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Colne, including obtaining an up-to-date service charge statement or any details of any ongoing enfranchisement process.

To speed up the leasehold conveyancing process, it is recommended that the vendor contacts a leasehold-specialist lawyer as soon as the property is marketed, if not before,.

What if you are already acting for the other side?

Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a house sale. However, CLC-regulated conveyancers, can act for both sides.

You could contact a local Colne conveyancing solicitor firm to handle your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Colne

By far the most common reason people remortgage is to reduce the monthly repayments. There are other reasons to consider remortgaging, for example moving from a tracker to a fixed-rate, or consolidating loan repayments.

You can appreciate the benefits of a lower rate sooner by using a more efficient conveyancing solicitor in Colne. With rate rises hard to predict, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

It is critical that the property lawyer undertaking the legal work can represent your new bank or building society. Our conveyancing team are on all major UK lenders' panels, so no matter whether you are switching to a 95% mortgage with Bradford & Bingley or to a variable-rate mortgage with the Furness 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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