Updated: October 12, 2018

Cumbria conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cumbria

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Cumbria for the legal work involved in moving home.

Are Cumbria conveyancing fees and costs fixed?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Cumbria who carry out the legal work on an hourly-rate basis. Your quote will explain what you will pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the solicitor's 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 office copies or HMLR fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Cumbria cost?

Although conveyancing fees in Cumbria will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, such as transport searches, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden costs or nasty surprises. For standard conveyancing transactions, what we quote is the fee you pay. 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 Cumbria

In carrying out the conveyancing for a home purchase, the Cumbria conveyancing solicitor will examine the draft contract and investigate the title of the property and deliver their report on title to the purchaser.

The buyer's lawyer will offer professional advice following their enquiries, deal with any legal issues and confirm that the Land Registry's record of the property is updated.

This article examines the kinds of property that may be of interest to homebuyers who need conveyancing solicitors in Cumbria.

Your Cumbria conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a major lender such as the Co-operative Bank, to a financial institution like Atom Bank. Before you choose a conveyancing solicitor in Cumbria, you must confirm that they are approved by your mortgage lender.

A lot of lenders are only happy to work with a select panel of legal firms that meet stringent criteria. If your solicitor can't act for your mortgage lender, the lender will probably require a different law firm to complete the legal work.

The borrower will usually need to pay this alternate solicitor's fees and significant delays to your move could occur.

Your home move could be jeopardised by failing to check your lawyer's lender panel status.

Our solicitors are approved members of all lender panels.

Conveyancing Searches (Eden District Council)

Searches are enquiries made by Cumbria conveyancing solicitors to give details about your new home.

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 requires any more searches, such as a tin mining search or a more detailed environmental report.

Homebuyers can expect to wait around 13 weeks for Local Authority searches obtained from Eden District Council. Your conveyancer will alternatively recommend using a faster search agent.

Ensuring planning permission is in place

Office copies will also be sourced from HMLR by your conveyancing solicitor. This helps to find any planning issues, such as right of access issues or discrepancies between the property boundaries and the title plan.

Eden District Council Council Tax

Eden District Council calculate your council tax based on a variety of factors which include the size and character of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance for an average Band D residential property in Cumbria, the council tax payable would be £1,806.

A conveyancing solicitor in Cumbria will inform the buyer of the home's tax band once they have the Local Authority search results.

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 reduces the tax due to 75% which would equal £1,355.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is uninhabitable. Property built after 1991 is assigned a council tax banding by the Valuation Office Agency.

Band Eden District Council Tax (2018)
A £1,204
B £1,405
C £1,605
D £1,806
E £2,207
F £2,609
G £3,010
H £3,612

Could I be overpaying council tax?

From April 2016 to March 2017, 10 council tax challenges were made. 0 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
Stocklund House
Castle Street

Stamp Duty on Cumbria properties

Doing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to HM Revenue and Customs (HMRC). It is due on properties bought for over £125k.

Quittance is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.

See SDLT examples for homes in Cumbria:

  Average sale price (2017) SDLT
Average price £189,281 £1,285.62
Average price (detached) £298,917 £4,945.85
Average new build £227,587 £2,051.74
If you are buying a second home for more than £40,000 then you will have to pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second property in Cumbria for the average price of £189,281 the SDLT would be £9,464.05.

Stamp duty relief for first-time buyers in Cumbria

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Cumbria conveyancing solicitors will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Cumbria

New build site

It is rarely a good idea to purchase a leasehold house or flat if you don't know what you are getting into. The many potential problems lying in wait for an uninformed purchaser include:

  • short leases
  • unreasonable ground rents
  • unreasonable managing agent fees
Serious consequences can result from a less-experienced conveyancer's erroneous leasehold advice.

A good conveyancing solicitor in Cumbria will investigate aspects of the leasehold purchase, such as sometimes ancient and arcane lease documents, absent freeholders and any recent demands for service charges and ground rent.

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Cumbria?

New build building site

42 new build homes have been bought in Cumbria in 2018 so far, according to the Land Registry. The average price for a new build home in Cumbria is £260,647.

The legal side of buying a new build home is more complex than any other type of conveyancing. Therefore a Cumbria conveyancing solicitor should be conscious of local issues and needs to consider a range of factors, such as advising on mortgage offer flexibility for delayed completion and handling withdrawal under the Consumer Code for Housebuilders.

Our new build conveyancing department will provide a specialist assessment of the legal title of the house or apartment, paying close attention to factors like the home's future mortgageability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in Cumbria

When carrying out the legal work for a home in Cumbria, a conveyancing solicitor will need to check whether the residential property is in a conservation area in Cumbria. If it is, the property will be affected by specific constraints. Referred to as Article 4 directions, these constraints may include a prohibition on roof terraces, limits on the use of cladding or restrictions on the erection of outbuildings.

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 address whether your planned purchase is located one of Cumbria's conservation areas.

Conveyancing - Selling a property in Cumbria

The legal side of a sale of a home is generally simpler than when purchasing. The buyer's conveyancing solicitor conducts an investigation on the legal title of your home. In contrast, conveyancing solicitors in Cumbria acting for the vendor just replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger the sale of your home

Issues, such as an issue with noisy neighbours or having a flying freehold, have the capacity to jeopardise a sale.

It is generally recommended that vendors handle any such problems without delay.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat (leasehold houses are rare) is quite a lot more protracted compared to a freehold house.

Cumbria conveyancing solicitors will also need to carry out additional work, such as sourcing all relevant freeholder information, through to any details of any ongoing enfranchisement process.

It is strongly advised that the seller instructs a conveyancer with leasehold experience as early as possible to ensure any legal complexity is correctly handled.

What if you are acting for the other side?

SRA rules restrict a single conveyancing solicitor from acting on both sides in a house sale. Conveyancers who are regulated by the CLC, however, can act for both sides.

You could contact a law firm in Cumbria to carry out your legal work, if a Quittance conveyancer is acting for the other side.


Conveyancing - Remortgaging a property in Cumbria

Securing a lower interest rate is the main reason that homeowners opt to remortgage. There are other reasons, for example moving to an offset mortgage, or releasing funds to help kids get on the property ladder.

Homeowners can enjoy the benefits of a lower rate sooner by using a more proactive conveyancing solicitor in Cumbria, working to reduce the processing time of the legal work. With the Bank of England base rate now 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.

A property lawyer will represent both you and the mortgage lender to ensure the interests of the lender are covered.

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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