Updated: October 12, 2018

Darwen conveyancing solicitor fees

No Move, No Fee conveyancing in Darwen

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

Are Darwen conveyancing fees and costs fixed?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Darwen who carry out the legal work on a fees per hour basis. Your quote will explain what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like HMLR fees or identity verification checks.

See: How much should conveyancing fees cost?

How much will the total Darwen solicitor conveyancing fees be?

While conveyancing fees in Darwen will be the same as anywhere else in the country, the disbursements required can vary. For example, additional region-specific searches, e.g. a historic mining search, may be needed and council search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard home sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Darwen

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Darwen will give advice following their enquiries, help with resolving any problems and register the title in the new owner's name.

This part of the article gives useful information for homebuyers who want conveyancing solicitors in Darwen.

Your Darwen conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from the Leeds Building Society, Barclays Bank or any other lender, before selecting a Darwen conveyancing solicitor it is very important that you make sure that they are on the panel of your mortgage lender.

The majority of banks and building societies will only work with a selected list (known as a 'lender panel') of firms that pass strict standards. If a solicitor is unable to act for your mortgage lender, the lender will likely require an alternative law firm to act in their interests.

You will usually need to pay this alternate lawyer's costs and the conveyancing process could take much longer.

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

Quittance Conveyancing are approved to act for all mortgage providers.

Residential Property Searches (Blackburn with Darwen Borough Council)

Searches are applied for by Darwen conveyancing solicitors to help spot issues that could possibly compromise how much the property you are buying will be worth.

Searches are primarily carried out to meet the mortgage lender's criteria. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a radon gas search or a disadvantaged area search, may also be referred to in the standard search results.

Blackburn with Darwen Borough Council has a typical turnaround time of 11 weeks for searches, so faster personal searches will be recommended.

Planning searches

Official Entries (or 'office copies') will also be applied for from HM Land Registry by your conveyancing solicitor, assisting with the identification of any issues. These issues could include restrictive covenants governing the use of the property or outbuildings missing from the title plan.

Blackburn with Darwen Borough Council Council Tax

Council tax is calculated by Blackburn with Darwen Borough Council on property value and the number of people living in the property. The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,097.

A conveyancing solicitor in Darwen will inform a buyer of the property's band as soon as they are notified.

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 £1,573.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or properties awaiting grant of probate. A house or flat constructed after 1991 is assessed and allocated a banding by the Valuation Office Agency (VOA).

Band Blackburn with Darwen Borough Council Tax (2018)
A £1,144
B £1,334
C £1,525
D £1,715
E £2,097
F £2,478
G £2,859
H £3,431

Can I dispute my council tax rate?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made. 20 saw a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

Stamp Duty on Darwen properties

The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

The current stamp duty threshold for residential properties is £125,000.

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

See table below for SDLT examples for properties in Darwen:

  Average sale price (2017) Stamp Duty
Average price £122,090 £0.00
Average price (detached) £236,893 £2,237.86
Average new build £143,692 £373.84
If you own another residence , anywhere in the world you will be subject to a surcharge of 3%. E.g. if a second property was bought for £122,090 then the SDLT including the surcharge would be £3,662.70. .

Stamp duty relief for first-time buyers in Darwen

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Darwen should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Darwen

New build site

Purchasing a leasehold property without understanding the implications can be risky. There is a wide range of sometimes obscure legal issues that may be awaiting the unsuspecting purchaser, including:

  • exponential ground rents
  • unpaid service charges by the existing leaseholder
  • freeholds sold without first refusal to leaseholders
Poor leasehold guidance, from an inexperienced solicitor, can have costly, long-term consequences.

If you intend to buy a leasehold home, a expert conveyancing solicitor in Darwen will address aspects of leasehold, e.g. :

  • reviewing the lease itself (some documents can be centuries old)
  • dealing with freeholders and managing agents
  • ground rents and service charges
  • proposed major works (Section 20 notices)

Make sure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Darwen?

New build site

6 newly-constructed homes were purchased in Darwen last year, according to data compiled by HMLR. The average value of Darwen new build properties is £143,692.

A new-build conveyancing solicitor in Darwen must be mindful of local considerations and the added complexities of new build, like checking the suitability of new build insurance and ensuring compliance with planning regulations.

Our award-winning conveyancing team are specialists in meeting short developer deadlines and new build purchases.

Lancashire Conservation areas

Purchasing property in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area building controls will affect your house.

These constraints may include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will address whether your planned purchase is located one of Darwen's conservation areas.

Conveyancing - Selling a property in Darwen

The legal process for a property sale is normally less troublesome than for a purchase. With a property purchase, the responsibility is solely on the buyer to satisfy themselves that the property they are buying is mortgageable and free from legal issues.

On the other side of the transaction, conveyancing solicitors in Darwen acting for the current owner only need to answer the buyer's solicitor's questions.

What could jeopardise a property sale?

Frequently occurring issues, such as a complex 'Green Deal', can actually frustrate the sale process if not handled appropriately.

Property specialists will almost always suggest that sellers handle these issues without delay.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold property is significantly more time-consuming than for a freehold house.

Conveyancing solicitors in Darwen must usually carry out further legal work, and this could include obtaining all relevant freeholder information, through to any information about regulations affecting the property that are not in the lease.

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the seller instruct a solicitor as soon as an estate agent is chosen.

Can Quittance conveyancers act for the buyer and the vendor in one transaction?

CLC-regulated conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale.

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

Local Darwen conveyancing solicitor directory

  • Acklam Bond Limited, 6a Market Street, Darwen, Lancashire, BB3 1AZ
  • Watson Ramsbottom Limited, 33-39 Railway Road, Darwen, Lancashire, BB3 2RL
  • Napthens LLP, Darwen House, Walker Office Park, Blackburn, Lancashire, BB1 2QE

Conveyancing - Remortgaging a property in Darwen

The main reason homeowners remortgage is to secure a preferential rate. There are also any number of other reasons to think about remortgaging, including fixing the mortgage on a new discounted rate, or consolidating debts.

A proactive conveyancing solicitor in Darwen will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With rate rises hard to predict, fast conveyancing can play a key role in securing the rate you want.

It is critical that your property lawyer can act on behalf of your new bank or building society. Our conveyancing team are on the panel for all major lenders. So no matter whether you are switching to a fixed-rate mortgage with RBS or to a fixed-rate mortgage with Virgin Money, 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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