Updated: October 12, 2018

Derbyshire conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Derbyshire

Conveyancing solicitor fees are what you pay to your Derbyshire conveyancing solicitor for handling the legal work for your move.

Are Derbyshire conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Derbyshire who offer services on an hourly rate. Your conveyancing quote explains what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like identity verification checks or HMLR fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Derbyshire solicitor conveyancing fees be?

While conveyancing fees in Derbyshire will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as a historic mining search, may be needed and council search fees will vary.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Derbyshire

The legal work for a home purchase will require the conveyancing solicitor in Derbyshire to consider a wide range of issues. Examples of such issues can range from problems with the property's title to commonhold issues affecting the mortgageability of the home.

The property lawyer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), iron out any legal issues and register the new owner's title at the Land Registry.

This part of the article sets out useful guidance for people who want conveyancing solicitors in Derbyshire for a purchase.

Your Derbyshire conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Halifax or a less common lender such as Aldermore Bank, before selecting a conveyancing solicitor in Derbyshire it is very important that you make sure that they can act for your chosen lender.

Some mortgage lenders only accept a restricted group of solicitors or licensed conveyancers that meet stringent standards. If a solicitor is unable to act for your chosen lender, the lender will likely need a different law firm to complete the legal work.

The home buyer will usually need to pay this substitute lawyer's fees, and the conveyancing process can take much longer.

Failing to check your lawyer's lender panel status can create problems and delays.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.

Residential Property Searches (Derbyshire Dales Council)

Searches are questions submitted to a number of authorities by Derbyshire conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Lenders almost always need a list of searches to be applied for. Required searches will include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Derbyshire properties for local parish repairs.

Buyers will be informed if your chosen lender wants any further searches, e.g. a highways authority search or a commons registration search.

Buyers will have to endure a wait of around 9 weeks for conveyancing searches supplied by Derbyshire Dales Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning permissions

Official Entries will also be sourced from HMLR by the conveyancing solicitor acting for the purchaser, helping to identify any potential issues. These issues could include a difference between the agent's floorplan and the title plan or restrictions that limit alterations.

Derbyshire Dales Council Council Tax

Derbyshire Dales Council calculate your council tax based on various criteria e.g. the location of the property and the assessed value of the property in April 1991. The occupier of a property in Band B, for example, would owe annual council tax of £1,397.

A conveyancing solicitor in Derbyshire will inform the buyer of the home's council tax 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 (25%) would reduce the tax due to £1,048.

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 home is left unoccupied by a student. Newer homes are assessed by the Valuation Office Agency and allocated a council tax band.

Band Derbyshire Dales Council Tax (2018)
A £1,198
B £1,397
C £1,597
D £1,796
E £2,196
F £2,595
G £2,994
H £3,593

Does anyone ever challenge their valuation?

To appeal contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

In the 2016/17 financial year, 20 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Derbyshire properties

Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.

When purchasing a home, stamp duty will probably need to be paid if the property is valued at over £125k.

Quittance Conveyancing'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 Derbyshire:

  Average selling price (2018 to date) SDLT
Average price £190,575 £1,311.50
Average price (detached) £281,327 £4,066.35
Average new build £231,749 £2,134.98

Stamp duty relief for first-time buyers in Derbyshire

In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the property is not rented out. Therefore, if a homeowner in Derbyshire bought a second property for the average price of £190,575 the SDLT would be £9,528.75.

Derbyshire conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Derbyshire

New build site

The potential risks associated with owning a leasehold property are a worry for leasehold property buyers. The numerous common problems awaiting the unsuspecting purchaser could include:

  • unreasonable lease extension premiums
  • ground rent multipliers
  • unreasonable managing agent fees
Poor leasehold guidance, from an inexperienced property lawyer, can have costly, long-term consequences.

If you intend to buy a property with a lease, a expert conveyancing solicitor in Derbyshire will consider possible leasehold issues, e.g. :

  • reviewing the lease itself
  • service charges and whether they have been collected
  • managing agent practices
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)
  • unexpired lease terms

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Derbyshire?

New build building site

Based on data collated by HM Land Registry, 61 brand new homes have been bought in Derbyshire in 2018 so far. The average sale price of Derbyshire new build properties is £231,749.

A new-build conveyancing solicitor in Derbyshire must be mindful of local Derbyshire issues and the added complexities associated with new build, e.g. liaising with the builder's onsite sales team, confirming building regulation compliance and registering ownership with warranty providers, including NHBC, Advantage and Capital Warranties.

Our award-winning conveyancing team are experts in representing buyers to achieve the best outcome and working to tight developer deadlines.

Derbyshire conservation areas

Whether you are purchasing a character cottage or a Georgian town house, if the home is in a designated conservation area, your plans to alter the home might not be accepted by Derbyshire Dales Council.

These constraints, called Article 4 Directions, could include restrictions on the addition of a porch, restrictions on the use of cladding or restrictions on side or 2 storey extensions.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Derbyshire.

Conveyancing - Selling a property in Derbyshire

Conveyancing for a sale of a home is much simpler than for a property purchase. With a property purchase, the obligation lies with the purchaser to validate that the title of the property is legally sound.

Conversely, when selling, conveyancing solicitors in Derbyshire acting for the existing owner for the most part just answer the buyer's questions.

Factors that could delay or endanger the sale process

A home can be burdened by any number of potential roadblocks (for example tree preservation orders) that have the capacity to delay the conveyancing process for weeks.

It is usually advisable for vendors to handle such issues as soon as they come to light.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is significantly more complex in comparison with a freehold house.

Derbyshire conveyancing solicitors will also carry out additional work, such as sourcing detailed managing agent information, through to a copy of the lease.

It is recommended that the seller instruct a conveyancer as soon as possible, ideally before putting the property on the market, to mitigate predictable leasehold delays.

What if Quittance is already acting for the other side?

A conveyancer regulated by the CLC can act for both the buyer and the seller. However, SRA regulations restrict the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a house or flat in Derbyshire, and one of our conveyancing solicitors is doing the legal work for the other side, you could contact a local Derbyshire conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Derbyshire

By far the most common reason homeowners remortgage a home is to reduce the monthly repayments. There are also other reasons to think about remortgaging, for example releasing capital, or moving from a tracker to a fixed-rate.

Homeowners should be able to enjoy a better rate earlier by using a more efficient conveyancing solicitor in Derbyshire. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.

In order to ensure that the interests of the lender are covered, the property lawyer handling your remortgage will act for both you and the new lender.

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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