Updated: October 12, 2018

Corby conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Corby

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

How are Corby conveyancing fees calculated?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Corby who will work on a price per hour basis. Your quote explains what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Land Registry fees or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Corby cost?

Conveyancing solicitor fees in Corby will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. transport searches, may be necessary.

There are no hidden fees or nasty surprises with Quittance. For a standard sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Corby

The conveyancing for a property buyer requires the conveyancing solicitor in Corby to consider a wide range of issues. Examples of such factors are defective property title and problems affecting the mortgageability (e.g. planning issues).

The buyer's solicitor will report their findings back to the buyer, iron out any legal issues and register the title in the new owner's name.

This article discusses those residential property types that may be of interest to buyers looking for conveyancing solicitors in Corby.

Your Corby conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from TSB, St James Place Bank or any other lender, before you instruct a Corby conveyancing solicitor it is vital that you check that they can act in the interests of your lender.

Quite a few banks and building societies will only accept a restricted panel of law firms that pass strict selection criteria. If your solicitor cannot act for your lender, the lender will probably require a different solicitor firm to carry out the legal work.

The purchaser will be expected to pay this second solicitor's costs and significant delays to your move could occur.

Not checking your solicitor's lender panel status could result in serious delays.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (Corby Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by Corby conveyancing solicitors to give details about the property being purchased.

Mortgagees also need searches (as set out in the CML Handbook) to be carried out. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Corby properties for local parish repairs.

More pertinent searches, such as a highways authority search or an agricultural search, may also be recommended in the initial search results.

Corby Borough Council has an approximate delivery time of 5 weeks for Residential property searches. Your lawyer will therefore recommend using faster personal searches.

Planning documents

Official Entries will also be ordered from the Land Registry by your conveyancing solicitor. This helps to find any potential issues. Examples of these include right of access issues or a difference between the agent's floorplan and the title plan.

Corby Borough Council Council Tax

As a homeowner in Corby, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance a residential property in the Corby Borough Council area in Valuation Band B would pay £1,287 per annum.

A conveyancing solicitor in Corby will inform a purchaser of the property's tax band after this is confirmed by the searches.

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 £965.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is left empty by someone receiving medical treatment. Newer homes are assessed by the Valuation Office Agency and allocated a council tax banding.

Band Corby Borough Council Tax (2018)
A £1,103
B £1,287
C £1,471
D £1,655
E £2,023
F £2,390
G £2,758
H £3,310

Does anyone ever challenge their valuation?

To challenge your banding contact:

Valuation Office Agency
Northgate House
59-77 Sheep St
Northampton
NN1 2LL
Northamptonshire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made. 0 were upheld and the tax was reduced.

Stamp Duty on Corby properties

Filling in the SDLT1 form yourself is confusing and not for the wary.

If a property is valued at over £125,000, the buyer usually must pay SDLT.

Quittance's specialist post-completion team will ensure that the complicated SDLT1 form is completed and submitted to HMRC without delay.

The following table illustrates stamp duty examples for typical properties in Corby:

  Average sale price (2018 to date) SDLT
Average price £187,847 £1,256.94
Average price (detached) £251,256 £2,562.80
Average new build £231,587 £2,131.74

Stamp duty relief for first-time buyers in Corby

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000. Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the property is not let out. Following the example above, if a homeowner bought a second property in Corby for the average price of £187,847 the SDLT would be £9,392.35.

Corby conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Corby

New build site

The possible drawbacks of purchasing a leasehold property should be a source of anxiety for leasehold property purchasers. The many potential complications awaiting an uninformed buyer could include:

  • unreasonable ground rents
  • onerous covenants
  • incomplete management company accounts
  • absent freeholders
Poor leasehold guidance, from a conveyancing solicitor with only freehold experience, could have serious financial consequences.

If you are planning to purchase a house or flat with a lease, a experienced conveyancing solicitor in Corby will consider potential leasehold issues, such as :

  • reviewing the lease itself (many leases are decades old)
  • dealing with landlords
  • service charges, ground rents and buildings insurance arrangements
  • leaseholder/freeholder disputes
  • insurance reinstatement covenants

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Corby?

Building site

Based on data collated by HMLR, 10 brand new homes have been bought in Corby in 2018 so far. The average purchase price of a new build property in Corby is £231,587.

Acquiring a new build property can be more involved than any other type of conveyancing. Therefore a Corby conveyancing solicitor must be conscious of Corby-specific factors and needs to check numerous things, including handling deposits and administering Help to Buy purchases.

With Quittance Conveyancing, you will get an expert appraisal of the legal title of the house or apartment, and in particular concerns ranging from unreasonable leasehold terms to possible freehold acquisition traps.

Conservation areas in Northamptonshire

If you are planning to purchase a house in a conservation area in Corby, the property will need to meet any conservation area building controls. These building controls, referred to as Article 4 Directions, could include restrictions on the style and height of boundary walls, restrictions on the addition of cladding or restrictions on side or 2 storey extensions.

If a property is in breach, you could be legally required by the local planning authority to return the home to its earlier condition, even if the previous owner was responsible for the changes.

Great Oakley, Middleton and Rockingham are among the conservation areas in Corby. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Corby.

Conveyancing - Selling a property in Corby

The legal side of a sale of a house or flat is less difficult than when buying. The buyer needs to carry out a thorough legal appraisal into the property and its legal title. In contrast, conveyancing solicitors in Corby acting for the vendor effectively just gathers information relating to the property and answers the buyer's questions .

What could go wrong?

A home will often come with a range of possible difficulties (for example a landlord dispute on a leasehold property) which could prevent a purchase from completing.

Don't ignore the issue as it is highly unlikely that the problems won't be picked up, instead speak to an expert and deal with it promptly.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold property is much more specialised than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Corby, for example getting an up-to-date service charge statement, through to a copy of any notices served on the leaseholder.

In order to resolve any leasehold delays faster, it is strongly advised that you instruct a solicitor as soon as is practicable.

What if Quittance conveyancers are acting for the other side?

CLC-regulated conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase.

You can contact a property solicitor firm in Corby to handle your legal work, if we are acting for the other side.

Local Corby conveyancing solicitor directory

  • Chris Bennett & Co LLP, The Cube, George Street, Corby, NN17 1QG
  • Seatons Law Limited, 1 Alexandra Road, Corby, Northamptonshire, NN17 1PE
  • Tollers LLP, 2 Exchange Court, Cottingham Road, Corby, Northamptonshire, NN17 1TY
  • Scutt Beaumont Solicitors Ltd, 5 Manitoba Close, Corby, Northamptonshire, NN18 9HX
  • FL Law Limited, 19 Medlicott Close, Corby, Northamptonshire, NN18 9NF

Conveyancing - Remortgaging a property in Corby

Although people consider remortgaging for a range of reasons, homeowners will usually remortgage to secure a preferential rate.

A good conveyancing solicitor in Corby can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

The property lawyer handling the remortgage must also be able to act on behalf of your chosen bank or building society. Quittance Conveyancing are panel members of all major banks and building societies, so no matter whether you are moving to a lifetime tracker mortgage with Santander or to a repayment mortgage with the Dudley Building Society, our remortgage team can assist.

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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