Updated: October 12, 2018

Earl Shilton conveyancing solicitor fees

No Move, No Fee conveyancing in Earl Shilton

Conveyancing solicitor fees will be paid your Earl Shilton conveyancing solicitor for the legal work for a home sale or purchase.

Do Earl Shilton conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Earl Shilton who will work on a price per hour basis. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty Land Tax (SDLT) or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Earl Shilton cost?

Though conveyancing fees in Earl Shilton will be the same as anywhere else in the UK, the disbursements required can vary. As examples, additional region-specific searches, e.g. a flooding search, may be needed and council search fees will vary.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard conveyancing transaction, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Earl Shilton

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes to the buyer and the estate agent.

It remains, however, the duty of a Earl Shilton conveyancing solicitor to make enquiries about the property, report back in detail to the buyer and the lender, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

The following section gives invaluable advice for homebuyers searching for conveyancing solicitors in Earl Shilton.

Your Earl Shilton conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a large lender such as NatWest, to a niche lender like the Dudley Building Society. Before you choose a Earl Shilton conveyancing solicitor, you must confirm that they are on the approved solicitor panel of your chosen lender.

A lot of lenders are only happy to work with a select panel of law firms that match certain criteria. If your conveyancer cannot act for your chosen lender, the lender will need a different solicitor firm to act in their interests.

The buyer will then have to cover this alternate lawyer's costs and the conveyancing process could take much longer.

Serious delays can result from failing to check your conveyancer's lender panel status.

Our solicitors can perform the conveyancing for all lenders.

Conveyancing Searches (Hinckley & Bosworth District Council)

Searches are applied for by Earl Shilton conveyancing solicitors to help identify problems that might potentially affect how much your property will be worth.

Searches are carried out primarily to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be notified if your lender insists on any additional searches, for example a highways authority search or an agricultural search.

The typical delivery time for Local Authority searches ordered from Hinckley & Bosworth District Council is 7 weeks, so quicker regulated searches will be advisable.

Finding planning permissions

Official Entries will also be obtained by your conveyancing solicitor. This will help to expose potential planning issues, for example neighbours' rights of access or a difference between the agent's floorplan and the title plan.

Hinckley & Bosworth District Council Council Tax

Hinckley & Bosworth District Council calculate council tax on Earl Shilton homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a home in the Hinckley & Bosworth District Council area in Band E would pay £2,061 per annum.

A conveyancing solicitor in Earl Shilton will inform the buyer of the property's band once 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 £1,546.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if an occupier is a student nurse. A property built after 1991 is assessed by the Valuation Office Agency.

Band Hinckley & Bosworth District Council Tax (2018)
A £1,124
B £1,311
C £1,499
D £1,686
E £2,061
F £2,436
G £2,810
H £3,372

Can I appeal against my band?

To challenge your banding contact:

Valuation Office Agency
Enkalon House
86-92 Regent Rd
Leicester
LE1 7DD
Leicestershire

In the financial year 2016/17, 30 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on Earl Shilton properties

Filling in the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

If your home costs more than £125k then you will have to pay stamp duty.

HMRC form rejections are avoided using the latest case management software.

See examples for local properties:

  Average sale price (2018 to date) Stamp Duty
Average price £229,470 £2,089.40
Average price (detached) £323,117 £6,155.85
Average new build £279,049 £3,952.45
If you are buying a second home for over £40,000 then you will have to pay a stamp duty surcharge of 3%. So if a second home was bought for £229,470 then the stamp duty total will be £11,473.50.

Stamp duty relief for first-time buyers in Earl Shilton

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Earl Shilton conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Earl Shilton

New build site

Recent media reports have suggested that over 100,000 UK property owners are trapped by property leases with unreasonable lease clauses. The many potential traps lying in wait for an uninformed purchaser include exponential ground rents and marriage value issues.

Poor leasehold guidance, from a conveyancing solicitor lacking in specialist knowledge, could have serious financial consequences.

A experienced conveyancing solicitor in Earl Shilton will consider possible leasehold issues, such as :

  • reviewing the lease itself (some documents can be centuries old)
  • annual statements of account and budgets for service charges
  • absent freeholders
  • plans to collectively purchase the freehold
  • block management regulations that sit outside the lease

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Earl Shilton?

New build site

Based on data collated by the Land Registry, 86 brand new properties have been bought in Earl Shilton in 2018 so far. The average purchase price of a new build property in Earl Shilton is £279,049.

Buying a new build home is considerably more complicated than buying a 'secondhand' home. Therefore a conveyancing solicitor in Earl Shilton should be conscious of local considerations and should consider a range of factors, including helping with mortgage offer extension terms and working to builders' exchange timelines.

Our new build team are specialists in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in Leicestershire

Whether you are purchasing an 18th century stone cottage or a period townhouse, if the house is in a designated conservation area, any changes you can make to the house may not be allowed by the local authority.

These conditions, called Article 4 Directions, may include anything from restrictions on replacing roof tiles, to general restrictions governing the use of non-traditional materials.

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

The local planning authority (LPA) for Hinckley and Bosworth has designated conservation area status on certain areas of Earl Shilton. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Earl Shilton's conservation areas.

Conveyancing - Selling a property in Earl Shilton

The legal process for a sale of a home is normally less troublesome than when buying. With a purchase, the principle of 'buyer beware' means that the onus lies with the purchaser to verify that the house or flat is not legally defective.

When selling, conveyancing solicitors in Earl Shilton acting for the person selling only need to answer the buyer's questions.

What could put your sale at risk?

Obstacles, such as having a defective lease, might frustrate a transaction.

It is usually advisable for sellers to handle these issues as soon as they come to light.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

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

Conveyancing solicitors in Earl Shilton will also perform extra work, and this could include sourcing the latest service charge and ground rent statement, through to a copy of any health and safety assessment for the common parts.

A seller should plan to instruct a lawyer as early as possible to reduce the impact of any leasehold-caused difficulties.

What if Quittance is already acting for the other side?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from acting on both sides in a house sale.

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

Local Earl Shilton conveyancing solicitor directory

  • Thomas Flavell & Sons Limited, 4 Wood Street, Earl Shilton, Leicester, Leicestershire, LE9 7ND

Conveyancing - Remortgaging a property in Earl Shilton

Although there are many reasons to remortgage, people will generally remortgage a home to benefit from a lower interest rate.

An efficient conveyancing solicitor in Earl Shilton can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in securing your preferred rate.

A property lawyer will act for both you and your new lender, in order to confirm the interests of the lender are covered.

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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