Updated: October 12, 2018

Diss conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Diss

Conveyancing solicitor fees are the charges you pay your Diss conveyancing solicitor for carrying out the legal work for a property transaction.

How are Diss conveyancing fees calculated?

Some conveyancing solicitors in Diss offer services on an hourly-rate basis. Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your conveyancing quote explains all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as landlord's notice fees or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Diss cost?

Conveyancing fees in Diss will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. a mining search, may be needed.

With Quittance, there are no hidden fees or nasty surprises. For a standard conveyancing transaction, the conveyancing fee 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Diss

As a key part of the conveyancing for a homebuyer, the Diss conveyancing solicitor will carry out due diligence on the tenure and investigate the property's title and report back to the buyer and the lender.

The solicitor will make recommendations once their enquiries are complete, help with resolving any problems and register the title in the new owner's name.

This part of the article examines the property types which could be of concern to buyers who need conveyancing solicitors in Diss.

Your Diss conveyancing solicitor must be lender-approved

Homebuyers can select from a wide range of mortgage providers, from a major lender such as Lloyds Bank, to a financial institution like the Skipton Building Society. Before appointing a Diss conveyancing solicitor, it is critical that you make sure that they are approved by your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some lenders will only work with a selected list (their 'panel') of firms that pass strict standards.

Under these circumstances, the lender will likely need a different legal firm to carry out the legal work, and you will then have to cover this alternate solicitor's costs. This can frustrate or delay the process.

Failing to confirm the lender panel membership of your property solicitor could jeopardise the sale.

Our conveyancing solicitors can act on behalf of all mortgage lenders.

Property Searches (South Norfolk Council)

Searches will be applied for by Diss conveyancing solicitors in order to identify any wider issues that could affect how much your home will be worth. They include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Additional searches, such as a highways authority search or a mining search, may also be recommended in the standard search results.

The approximate processing time for property searches provided by South Norfolk Council is 10 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Checking planning permission status

The buyer's conveyancing solicitor will also order an 'Official Copy of the Title Register' from the Land Registry. This helps to find any planning issues. These issues could include outbuildings missing from the title plan or restrictions that limit alterations.

South Norfolk Council Tax

The council tax paid by a homeowner is based on various factors which include the property's whereabouts and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. a property in the South Norfolk area in Band E would pay £2,167 per annum.

Diss conveyancing solicitors will inform a purchaser of the property's tax band once they are made aware.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,625.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or if the property is left empty by someone receiving medical treatment.

Band South Norfolk Tax (2018)
A £1,182
B £1,379
C £1,576
D £1,773
E £2,167
F £2,560
G £2,954
H £3,545

Is it possible to appeal?

To appeal 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 Diss properties

If a home is purchased for £125,000 or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty. The purchaser's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

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

This table sets out Stamp Duty Land Tax for typical property in Diss:

  Average selling price (2017) SDLT
Average price £296,100 £4,805.00
Average price (detached) £364,218 £8,210.90
Average new build - -

Stamp duty relief for first-time buyers in Diss

In November 2017, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. So if a second home was bought for £296,100 then the stamp duty total will be £23,688.00.

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

Buying a flat? Leasehold conveyancing in Diss

New build site

Purchasing a leasehold home is not as simple as buying a freehold home. The many potential complications awaiting an uninformed purchaser could include:

  • incomplete management company accounts
  • doubling ground rents
  • short leases
Serious financial ramifications can result from a less-experienced lawyer's bad leasehold advice.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Diss will investigate aspects of the leasehold purchase, such as managing agent or landlord enquiries, understanding regional and era-specific nuances of leases and unexpired lease terms.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Diss?

House under construction

According to data gathered by the HM Land Registry, - new build properties -. The average price for Diss new build homes is -.

Purchasing a new build property requires specialist knowledge, compared to 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Diss must be conscious of local considerations and needs to consider a range of factors, e.g. handling deposits and spotting incomplete agreements for roads and sewers.

Our specialist team of new build conveyancers deliver an independent assessment of the legal title of the property, scrutinising contract concerns like the home's future resaleability and potential freehold acquisition traps.

Norfolk Conservation areas

Whether you are looking for a rural setting or Georgian architecture, moving into a conservation area-protected street usually means that the local character will be preserved. However, conservation area conditions will affect your residential property.

These building controls, referred to as Article 4 Directions, may include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Diss

The conveyancing process on a sale of a home is less complicated than when buying. When a house or flat changes hands, the burden lies with the purchaser to establish that the property they are purchasing is mortgageable and is (or can be) registered at the Land Registry.

When selling, conveyancing solicitors in Diss acting for the person selling need only respond to any enquiries made by the buyer's solicitor.

Why do sales fall through?

Homes can face any number of legal issues (such as excessive ground rent) that can endanger the sale process.

It is usually recommended for vendors to tackle any such problems head on.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is significantly more involved than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Diss must carry out additional tasks, for example requesting an up-to-date service charge statement or details of any deed of variation.

It is highly recommended that you instruct a leasehold-specialist conveyancer as soon as the decision is made to sell to reduce delays.

What if Quittance conveyancers are acting for the other side?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a home in Diss, and we are acting for the other side, you may wish to contact a property solicitor firm in Diss to carry out your conveyancing.

Local Diss conveyancing solicitor directory

  • Francis H Chenery, The Warehouse, Norfolk House Courtyard, St. Nicholas Street, Diss, Norfolk, IP22 4LB
  • Steeles Law Solicitors Limited, St Nicholas House, 3 St Nicholas Street, Diss, Norfolk, IP22 4LB
  • Jackamans, Park House, Mere Street, Diss, Norfolk, IP22 4JY
  • Spire Solicitors LLP, 2 Victoria Road, Diss, Norfolk, IP22 4EY
  • CVS (UK) Limited, Cvs House, Owen Road, Diss, Norfolk, IP22 4ER

Conveyancing - Remortgaging a property in Diss

Benefitting from a better rate to reduce monthly expenses is usually the main reason why people decide to remortgage. There are other reasons, such as borrowing more to help pay for an extension, or the current mortgage deal coming to an end.

Homeowners would typically benefit from a lower rate faster with a more proactive conveyancing solicitor in Diss, shortening the time the conveyancing takes. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to securing the rate you want.

It is crucial that your property lawyer is also able to act for your new bank or building society. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are moving to a fixed-rate mortgage with Birmingham Midshires or to a fixed-rate mortgage with the Yorkshire Building Society, our remortgage team can assist.

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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