Updated: October 12, 2018

Deal conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Deal

Conveyancing solicitor fees are the charges you pay to your Deal conveyancing solicitor for the legal work involved in moving home.

Do Deal conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Deal who carry out the legal work on a price per hour basis. Your quote will set out what fees you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent fees or local authority searches.

See: Complete list of conveyancing fees and disbursements

How much will the total Deal solicitor conveyancing fees be?

Although conveyancing fees in Deal will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as utilities searches, may be needed and council search fees will vary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Deal

The conveyancing for a home purchase will require the Deal conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title to problems affecting the mortgageability (e.g. Japanese Knotweed).

The solicitor will feed the results of their enquiries back to the purchaser and their mortgage lender, offer practical solutions and make sure that the title is registered in the name of the new buyer.

This part of the article examines elements of the legal process for conveyancing solicitors in Deal where specialist conveyancing skills may be needed.

Your Deal conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from DB UK Bank, TSB or any other lender, before selecting a conveyancing solicitor in Deal it is vital that you check that they can represent your lender.

Some lenders will only accept a selected list (their 'panel') of law firms that pass strict standards. If your solicitor is not on the panel of your lender, the lender will require a different solicitor firm to complete the legal work.

The borrower will be expected to pay this alternative solicitor's costs and the conveyancing process could take much longer.

Your property purchase could be jeopardised by failing to confirm your property solicitor's lender panel status.

Our conveyancing solicitors are approved to act for all lenders.

Dover District Council searches

Searches are submitted by Deal conveyancing solicitors to identify any significant issues that might undermine how much your property will be worth. They include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a tin mining search or a Forestry Commission search, may also be referred to in the initial search results.

The typical lead time for conveyancing searches from Dover District Council is 13 weeks, so faster personal (as opposed to official) searches will be recommended.

Planning issues

Official Entries will also be sourced from HM Land Registry by your conveyancing solicitor. This helps to find any issues. Examples of these include restrictive covenants governing the use of the property or discrepancies with the filed plan.

Dover District Council Council Tax

Dover District Council calculate council tax on Deal 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 E home in Deal, the tax would be £2,111 per year.

Conveyancing solicitors in Deal will inform the buyer of the property's band after this is confirmed by the searches.

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 £1,584.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'. Homes constructed after 1991 are assessed and allocated a band by the Valuation Office Agency.

Band Dover District Council Tax (2018)
A £1,152
B £1,344
C £1,536
D £1,727
E £2,111
F £2,495
G £2,879
H £3,455

Is your new home in the wrong band?

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

Valuation Office Agency
Palting House
Trinity Rd
Folkestone
CT20 2TP
Kent

In the financial year 2016/17, 20 council tax challenges were made, and 10 saw a subsequent reduction.

Stamp Duty on Deal properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

A homebuyer will usually need to pay SDLT if the house they are buying is valued at over £125k.

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

See table below for SDLT examples for properties in Deal:

  Average sale price (2017) Stamp Duty Land Tax
Average price £280,766 £4,038.30
Average price (detached) £388,177 £9,408.85
Average new build £285,855 £4,292.75
Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the property is not rented out. E.g. if a second home was bought for £280,766 then the SDLT including the surcharge would be £22,461.28. .

Stamp duty relief for first-time buyers in Deal

In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000.

Deal conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Deal

New build site

Purchasing a leasehold property without being aware of the facts is risky. The many potential problems awaiting the unsuspecting buyer can include:

  • unpaid service charges by the existing leaseholder
  • spiralling ground rents
  • freeholds sold without first refusal to leaseholders
Poor leasehold guidance, from a lawyer with limited leasehold experience, could have serious financial implications.

A good conveyancing solicitor in Deal will address aspects of leasehold, for example :

  • sometimes ancient and arcane lease documents
  • absent freeholders
  • service charges for relevant date periods
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)
  • proposed major works (Section 20 notices)

Make sure that you are fully-informed regarding your planned purchase - Contact our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Deal?

Building site

The average value of new build homes in Deal is £285,855. 68 brand new homes were purchased in Deal last year.

The legal work for acquiring a new build property can be complicated compared to other types of conveyancing. Therefore a Deal conveyancing solicitor must be aware of both region-specific factors and also needs to check a range of issues, including working to tight developer deadlines and confirming Section 38 agreements.

Quittance Conveyancing deliver an expert assessment of the legal title of the house or apartment, with a close eye on factors ranging from the home's future resaleability to possible freehold acquisition traps.

Conservation areas in Kent

If you are buying a property in a conservation area in Deal, the property must be compliant with any local conservation area conditions. These restrictions, called Article 4 Directions, could include restrictions on the use of PVC windows, restrictions on extensions normally within Permitted Development rights or restrictions on the addition of flues and soil vent pipes.

If a property is in breach, the local council could order the owner to pay for the work needed to make the home compliant, 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 Deal's conservation areas.

Conveyancing - Selling a property in Deal

The conveyancing process on a sale of a home is more straightforward than when purchasing. The purchaser will have to carry out a full legal review on the property, whilst conveyancing solicitors in Deal acting for the seller just replies to the solicitor's standard and additional enquiries.

Why do sales fall through?

A property can be burdened by a range of possible difficulties (such as not being connected to the main sewers or not having full title) that can endanger your home move.

Don't ignore the issue as it is highly unlikely that the problems won't be picked up. Instead, you should talk to a professional and tackle it as soon as you can.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold flats

Conveyancing for a leasehold flat (leasehold houses are uncommon) is significantly more specialised than for a freehold property.

Conveyancing solicitors in Deal will also carry out additional work, and this could include contacting the landlord for the latest service charge accounts, through to information about any reserve fund that may be held.

It is strongly advised that you instruct a leasehold specialist as early as possible to avoid undue delays.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a property sale. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Deal home, and a Quittance solicitor is acting for the other side, you can contact a local Deal conveyancing solicitor firm to carry out your legal work.

Local Deal conveyancing solicitor directory

  • C.M.Robinson Solicitors Ltd, 47 Queen Street, Deal, Kent, CT14 6EY
  • Hardmans, 4-6 Park Street, Deal, Kent, CT14 6AQ
  • Williamson & Barnes, 12-14 Queen Street, Deal, Kent, CT14 6EU
  • Stilwell & Singleton, 127 High Street, Deal, Kent, CT14 6BB

Conveyancing - Remortgaging a property in Deal

Homeowners remortgage their home for a variety of reasons, for example releasing capital, or moving to an offset mortgage. By far the most common reason, however, is to lower their monthly repayments.

An efficient conveyancing solicitor in Deal will complete the conveyancing quickly, 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 crucial factor in securing your preferred rate.

It is vital that the property lawyer carrying out the remortgage can also act for the new mortgage provider. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are changing to a fixed-rate mortgage with Barclays Bank or to a long-term fixed mortgage with the Furness Building Society, our remortgage specialists 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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