Updated: October 12, 2018

Dereham conveyancing solicitor fees

No Move, No Fee conveyancing in Dereham

Conveyancing solicitor fees are paid to conveyancing solicitors in Dereham for the legal work involved in moving home.

How are Dereham conveyancing fees calculated?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Dereham who carry out the legal work on a cost per hour basis. Your conveyancing quote will explain exactly what you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as bankruptcy checks or office copies and title plans.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Dereham cost?

Conveyancing fees in Dereham will not vary. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a flood plain search, may be needed.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Dereham

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. This principle no longer applies, however, it remains the duty of a buyer's legal representative to carry out due diligence on a planned purchase.

A conveyancing solicitor in Dereham will offer suggestions and advice once their enquiries are complete, solve outstanding issues and register the new owner's title at the Land Registry.

This section sets out advice for buyers who need conveyancing solicitors in Dereham.

Your Dereham conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Furness Building Society, Barclays Bank or any other lender, before you instruct a Dereham conveyancing solicitor you need to check that they are on the approved panel of your mortgage lender.

Many mortgage lenders will only work with a restricted list (called a 'lender panel') of legal practices that meet strict selection criteria. If your solicitor is unable to act for your mortgage lender, the lender will likely require an alternative legal firm to complete the legal work.

You will be expected to pay this substitute lawyer's costs, and the conveyancing process can take much longer.

The conveyancing process can be seriously delayed if you fail to check your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage lenders.

Breckland District Council searches and other searches

Searches are submitted by Dereham conveyancing solicitors in order to identify planning, development and environmental issues that might potentially reduce how much the property you are purchasing will be worth. They include:

Local Authority (LA) searchcontains information about the property and surrounding area held by Breckland District Council
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Dereham properties for local parish repairs.

Your lawyer will make you aware if your chosen lender wants any further searches, e.g. a Crossrail search or a mining search.

The approximate processing time for searches ordered from Breckland District Council is 10 weeks, so your lawyer will advise using faster personal searches.

Checking planning status

The conveyancing solicitor acting for the buyer will request an Official Copy of the Title Register from HM Land Registry. This will help to reveal any potential issues, for example outbuildings missing from the title plan or that a restrictive covenant has been breached.

Breckland District Council Council Tax

Breckland District Council calculate your council tax based on various factors which include the size and layout of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). E.g. for an average Band E house in Dereham, the council tax amount would be £2,109 per year.

Conveyancing solicitors in Dereham will inform the buyer of the property's band as soon as they are made aware.

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 £1,582.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the resident is living in long term residential care.

Band Breckland District Council Tax (2018)
A £1,151
B £1,342
C £1,534
D £1,726
E £2,109
F £2,493
G £2,876
H £3,452

What to do if you suspect your new home is incorrectly valued

To challenge your banding contact:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park

In 2016/17, 20 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on Dereham properties

If you are buying a house that costs over £125k, then you will have to pay SDLT to HMRC. Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance's case management system ensures that the complicated SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

The following table illustrates stamp duty examples for average properties in Dereham:

  Average selling price (2017) Stamp Duty Land Tax
Average price £243,292 £2,365.84
Average price (detached) £314,198 £5,709.90
Average new build £185,809 £1,216.18
Following the autumn budget statement, second home buyers have had to pay a higher rate of 3%. For example, if a property owner bought a second property in Dereham for the average price of £243,292 the stamp duty would be £12,164.60.

Stamp duty relief for first-time buyers in Dereham

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Dereham conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Dereham

New build site

The potential risks associated with purchasing a leasehold flat in the UK are well publicised. The many potential complications lying in wait for the unsuspecting purchaser include:

  • unfair clauses in the lease
  • doubling ground rents
  • overpriced managing agent packs
Severe consequences can result from an inexperienced conveyancer's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Dereham will consider potential leasehold issues, including :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • dealing with landlords
  • service charge records from the last three years
  • unexpired lease terms
  • planned external works requiring scaffolding

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

Buying a 'New Build' property in Dereham?

New build site

Based on local HM Land Registry statistics, 46 new build homes were purchased in Dereham last year. The average price for Dereham new builds is £185,809.

A new-build conveyancing solicitor in Dereham must be well-versed in both local Dereham issues as well as the added complexities of new build, e.g. confirming Section 38 agreements, handling reservation fees and registering ownership with warranty providers such as NHBC Buildmark, Advantage HCI? and Build Assure.

Our highly qualified conveyancing team specialise in new build purchases and meeting short developer deadlines.

Norfolk Conservation areas

When carrying out the conveyancing for a purchase in Dereham, a conveyancing solicitor will need to check whether the home is in a conservation area in Dereham. If it is, the property could be affected by specific constraints. Called Article 4 directions, these constraints could include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

If a property is in breach, the local authority can require the new owner to revert the property to its earlier condition, even where the alterations were made by the previous owner.

The local planning authority (LPA) for Breckland has designated conservation area status on certain areas of Dereham. Your conveyancing solicitor will address whether your planned purchase is located one of Dereham's conservation areas.

Conveyancing - Selling a property in Dereham

The conveyancing process on a house sale is less complicated than for a purchase. The buyer's solicitor undertakes a comprehensive legal review on the home. Conveyancing solicitors in Dereham acting for the seller, however, effectively just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

Why do sales fall through?

Common obstacles, like a landlord dispute on a leasehold property or having right or way issues (such as being landlocked), can actually slow or frustrate the conveyancing process if they are ignored.

It is usually advisable that sellers handle such issues as soon as they come to light.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat or house is a great deal more complicated than for a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Dereham, which could include requesting an up-to-date service charge statement or details of any unresolved disputes.

To reduce delays, it is recommended that you instruct a lawyer with leasehold experience as soon as possible.

What if Quittance is acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a Dereham property, and a Quittance solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Dereham to carry out your legal work.

Local Dereham conveyancing solicitor directory

  • Ward Gethin Archer Limited, Glencoe House, 25 Market Place, Dereham, Norfolk, NR19 2AX
  • Spire Solicitors LLP, The Priory, Church Street, Dereham, Norfolk, NR19 1DW
  • Stevensons, Gorgate Chambers, Gorgate Drive, Hoe, Dereham, Norfolk, NR20 4HB
  • Ward Gethin Archer Limited, The Manor House, 8 Dereham Road, Watton, Thetford, Norfolk, IP25 6ER

Conveyancing - Remortgaging a property in Dereham

By far the most common reason homeowners remortgage is to get a more affordable interest rate. There are a number of other reasons to remortgage, for example moving to an offset mortgage, or funding a one-off purchase.

Homeowners can enjoy the benefits of a better rate sooner with a more proactive conveyancing solicitor in Dereham, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.

The property lawyer will act for both you and your new lender, in order to confirm the lender's interests are protected.

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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