Updated: October 12, 2018

Eastwood conveyancing solicitor fees

No Move, No Fee conveyancing in Eastwood

Conveyancing solicitor fees will be paid your Eastwood conveyancing solicitor for the legal work associated with moving home.

Do Eastwood conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Eastwood who offer services on a fees per hour basis. Your conveyancing quote will explain what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

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

See: How much should conveyancing fees cost?

How much will the total Eastwood solicitor conveyancing fees be?

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

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. 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 Eastwood

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of property law in England and Wales. This principle no longer applies, however, it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

A conveyancing solicitor in Eastwood will offer suggestions and advice following their enquiries, help to fix or resolve any legal issues and ensure that the full legal ownership is transferred.

This part of the article examines those parts of the legal process for conveyancing solicitors in Eastwood where additional expertise is required.

Your Eastwood conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a niche lender like Godiva Mortgages, to a major lender such as NatWest. Before selecting a Eastwood conveyancing solicitor, whoever you choose, you need to check that they can act for your lender.

Your conveyancer may be unable to act for your lender, because some mortgage lenders will only work with a selected list (known as a 'lender panel') of legal firms that meet stringent criteria.

If that is the case, the lender will need a different legal firm to complete the legal work, and you will be expected to pay this second lawyer's costs. Resulting delays can jeopardise the whole purchase.

Failing to confirm your property lawyer's lender panel status can mean serious delays.

Quittance Conveyancing can act for all mortgage lenders.

Conveyancing Searches (Broxtowe Borough Council)

Searches are applied for by Eastwood conveyancing solicitors to help spot any significant issues that could reduce how much your home will be worth. They include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a more detailed flood report or an agricultural search, may also be recommended subject to the outcome of the initial searches.

Homebuyers can expect to wait around 8 weeks for property searches delivered by Broxtowe Borough Council. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Office copies will also be applied for from HMLR by the conveyancing solicitor acting for the homebuyer. This will help to reveal potential planning issues. These issues could include limits on the development of the property or outbuildings lying outside the boundary.

Broxtowe Borough Council Council Tax

The amount of council tax a homeowner in Eastwood will pay to Broxtowe Borough Council will depend on the property's value and the number of residents. For instance for an average Band C home in Eastwood, the council tax amount would be £1,670.

A conveyancing solicitor in Eastwood will inform a buyer of the home's council tax band once 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 £1,253.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency (VOA) work out bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Broxtowe Borough Council Tax (2018)
A £1,253
B £1,462
C £1,670
D £1,879
E £2,297
F £2,714
G £3,132
H £3,758

Can I dispute my band?

From April 2016 to March 2017, 10 council tax challenges were made. 0 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

Stamp Duty on Eastwood properties

A homebuyer will usually need to pay stamp duty if the residential property they are buying is valued at over £125,000. Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

Quittance ensure that the complex SDLT1 form is completed accurately and without delay.

This table sets out SDLT for property in Nottinghamshire:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £195,513 £1,410.26
Average price (detached) £276,855 £3,842.75
Average new build £220,866 £1,917.32

Stamp duty relief for first-time buyers in Eastwood

First-time buyer stamp duty relief is available on property purchases below £300,000. If you are buying a second home for more than £40,000 then you will have to pay a higher SDLT rate of 3%. E.g. if a second property was bought for £195,513 then the stamp duty including the surcharge would be £9,775.65. .

Conveyancing solicitors in Eastwood will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Eastwood

New build site

It is thought that over 100,000 UK homeowners have leases with problematic terms. Numerous technical obstacles may be lying in wait for an uninformed buyer, such as exponential ground rents and onerous covenants.

Serious consequences can result from a less-experienced lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Eastwood will investigate aspects of the leasehold purchase, e.g. unexpired lease terms, service charges, ground rents and buildings insurance arrangements and sometimes ancient and arcane lease documents.

Make sure that you are aware of all the potential issues and costs associated with the lease with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Eastwood?

New build building site

The average value of Eastwood new builds is £220,866, (HM Land Registry figures). 73 new build properties have been bought in Eastwood in 2018 so far.

A new-build conveyancing solicitor in Eastwood must be familiar with both local Eastwood considerations as well as new build's added complexities, such as checking that any contracts allow for future 'common parts' maintenance, liaising with the builder's onsite sales team and checking new build warranties with warranty providers, including NHBC Buildmark, LABC New Home Warranty and CRL.

Our conveyancing team are specialists in new build purchases and meeting short developer deadlines.

Nottinghamshire Conservation areas

Your conveyancing solicitor will confirm whether the house you are purchasing is in a conservation area in Eastwood. If it is, the home will be affected by certain building controls. These conditions, called Article 4 Directions, may include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

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

The local planning authority (LPA) for Broxtowe has designated conservation area status on certain areas of Eastwood. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Eastwood.

Conveyancing - Selling a property in Eastwood

The legal side of a sale of a house or flat is generally simpler than for a property purchase. The buyer must carry out a comprehensive legal review on your home, whereas conveyancing solicitors in Eastwood acting for the seller effectively just responds to enquiries made by the buyer's solicitor.

What can you do to reduce the risk of an abortive sale?

Common issues, like missing planning permission, have the capacity to prolong a sale.

It is almost always a good idea for sellers to face these issues head on and fix them.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is significantly more time-consuming in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Eastwood must carry out extra work, and this could include collating all relevant freeholder information or any documents pertaining to a variation of the terms of the lease.

So as to resolve any leasehold-related issues sooner, it is strongly advised that the seller instruct a property lawyer as early in the process as possible, and preferably before going on the market,.

Can Quittance conveyancers act for both sides?

SRA regulations prevent a single conveyancing solicitor from acting on both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

You could contact a law firm in Eastwood to carry out your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Eastwood

Whilst there are many reasons to consider remortgaging, people will generally remortgage their home to benefit from a lower interest rate.

Homeowners can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Eastwood, working to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer will act for both you and your new bank or building society to certify the parties' 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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