Updated: October 12, 2018

Dronfield conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Dronfield

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Dronfield for the legal work associated with moving home.

How are Dronfield conveyancing fees calculated?

Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Dronfield who carry out the legal work on an hourly rate. Your 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 fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as managing agent fees or local authority searches.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Dronfield cost?

Conveyancing fees in Dronfield will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Dronfield

As a key part of the conveyancing for a property purchase, a Dronfield conveyancing solicitor will look into the property's title and report back to the purchaser and the mortgage lender (if applicable).

Once their enquiries are complete the lawyer will offer professional advice and will make practical suggestions and confirm that the Land Registry's record of the property is updated.

This part of the article discusses elements of the buying process for conveyancing solicitors in Dronfield where specialist conveyancing skills may be important.

Your Dronfield conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a major lender like NatWest or a less common mortgage lender such as Platform, before selecting a Dronfield conveyancing solicitor it is paramount that you confirm that they can represent your mortgage lender.

A lot of lenders are only prepared to work with a select panel of firms that have achieved certain benchmarks. If your solicitor cannot act for your mortgage lender, the lender will need a second legal firm to complete the legal work.

The purchaser will usually need to pay this substitute solicitor's costs, and weeks could be added to the conveyancing process.

Your property transaction could be threatened by failing to check your solicitor's lender panel status.

Our solicitors are on the panel of all lenders.

North East Derbyshire Council searches and other searches

Property searches are enquiries made by Dronfield conveyancing solicitors to give details about your new home.

Mortgagees will also require conveyancing search packs to be applied for. These include:

Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Your solicitor will tell you if your lender wants any more searches, e.g. a highways search or an agricultural search.

Homebuyers can expect a lead time of around 14 weeks for searches obtained from North East Derbyshire Council, so it will be worthwhile to use a quicker private search company.

Ensuring planning permission is in place

Official Entries will also be applied for from HM Land Registry by the homebuyer's conveyancing solicitor. This will help to highlight any planning issues. These issues could include discrepancies with the filed plan or a restrictive covenant against certain alterations.

North East Derbyshire Council Tax

The amount of council tax a homeowner in Dronfield will pay to North East Derbyshire will depend on the property's value and the number of residents. For instance for an average Band C residential property in Dronfield, the amount payable would be £1,623.

A conveyancing solicitor in Dronfield will inform the buyer of the home's council tax band once they are themselves 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 reduces the tax due to 75% which would equal £1,217.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is occupied solely by students. Newer property is assessed by the Valuation Office Agency and allocated a council tax band.

Band North East Derbyshire Tax (2018)
A £1,217
B £1,420
C £1,623
D £1,825
E £2,231
F £2,637
G £3,042
H £3,651

Is your new home in the wrong band?

A property owner can also apply for their property to be reassessed. A refund may be due if the property is awarded a lower band. To challenge your banding contact:

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

Stamp Duty on Dronfield properties

If your home costs more than £125k then you will have to pay Stamp Duty Land Tax. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

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

This table sets out SDLT for typical property in Dronfield:

  Average selling price (2017) Stamp Duty Land Tax
Average price £248,213 £2,464.26
Average price (detached) £326,681 £6,334.05
Average new build - -
Since 1st April 2016, buyers of second homes are subject to a surcharge of 3%, even if the home is not rented out. For example, if a property owner bought a second home in Dronfield for the average price of £248,213 the SDLT would be £12,410.65.

Stamp duty relief for first-time buyers in Dronfield

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Dronfield conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Dronfield

New build site

Buying a leasehold property can be complex, compared to purchasing a freehold property. Increasing ground rents, undisclosed major works and onerous covenants are only some of the many traps awaiting the unsuspecting buyer.

Incomplete leasehold information, delivered by a property lawyer lacking in specialist knowledge, could lead to serious consequences.

A competent conveyancing solicitor in Dronfield will consider possible leasehold issues, e.g. :

  • reviewing the lease itself
  • dealing with freeholders
  • service charges
  • landlord/tenant disputes

Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Dronfield?

New build site

The average cost of new builds in Dronfield is -, based on data from the Land Registry. - new build houses and flats -.

A new-build conveyancing solicitor in Dronfield must be mindful of both local factors and new build's added complexities, such as handling equity loan schemes and confirming Section 38 agreements.

With our new build team, you will get a specialist assessment of the property's legal status, and in particular issues ranging from onerous leasehold conditions to an assessment of other risks, such as flood risk.

Conservation areas in Derbyshire

If you are intending to purchase a home in one of Dronfield's conservation areas, the property will need to meet any conservation area constraints. These building controls, referred to as Article 4 Directions, can include restrictions on the style and height of boundary walls, restrictions on side or 2 storey extensions or restrictions on the use of external insulation.

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

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

Conveyancing - Selling a property in Dronfield

Conveyancing for a property sale is normally less troublesome than for a purchase. For a house purchase, the obligation lies entirely with the buyer to verify that the title of the property they are buying is mortgageable and is (or can be) registered at the Land Registry.

Conversely, with a sale, conveyancing solicitors in Dronfield acting for the current owner effectively just answer any enquiries made by the buyer's solicitor.

What could go wrong?

Homes will frequently have numerous problems (e.g. an issue with noisy neighbours or having a defective lease) that can endanger the sale conveyancing process.

You shouldn't ignore this in the hope that any issues won't be spotted. Instead, you should get professional advice and deal with it as early as possible.

Further reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is a great deal more specialised than for a freehold house.

Dronfield conveyancing solicitors must usually carry out further legal work, including sourcing a comprehensive pack of information, through to reserve fund details.

It is strongly advised that the seller instruct a conveyancer as soon as the decision is made to sell to mitigate predictable leasehold delays.

Can Quittance conveyancers act for the buyer and the vendor of the same home?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale.

You may want to instruct a property solicitor firm in Dronfield to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Dronfield conveyancing solicitor directory

  • Athi Law LLP, 7 High Street, Dronfield, Derbyshire, S18 1PX
  • Banner Jones Limited, 1 Sheffield Road, Dronfield, Derbyshire, S18 2DH
  • Taylor & Emmet Limited Liability Partnership, 61b Sheffield Road, Dronfield, Derbyshire, S18 2GF

Conveyancing - Remortgaging a property in Dronfield

People remortgage their home for all sorts of reasons, including borrowing more to help pay for an extension, or wanting a more flexible mortgage. The most common reason, however, is to secure a preferential rate.

Homeowners can enjoy the benefits of a lower rate faster with a more efficient conveyancing solicitor in Dronfield. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

The property lawyer will act for both you and your new lender, in order to confirm the lender's investment is secured and the HM Land Registry is notified of the lender's charge over the property.

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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