Updated: October 12, 2018

Ely conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ely

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Ely for carrying out the legal work for a property transaction.

Are Ely conveyancing fees and costs fixed?

Some conveyancing solicitors in Ely offer services on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your quote will set out exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like leasehold information packs or Stamp Duty.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Ely cost?

Ely conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a commons registration search, may be necessary and Local Authority Search fees can vary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For standard conveyancing transactions, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Ely

Caveat emptor, meaning 'let the buyer beware', was a key part of English property law. This principle no longer applies, however, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

The conveyancing solicitor in Ely will offer professional advice following their enquiries, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

This section of the article discusses the types of residential property that may carry risks for buyers who want conveyancing solicitors in Ely.

Your Ely conveyancing solicitor must be lender-approved

Before you appoint a Ely conveyancing solicitor, it is critical that you make sure that they are on the approved panel of your chosen lender, whether you are taking out a mortgage from Scottish Widows, Sainsbury's Bank or any other lender.

Some banks and building societies only accept a restricted group of law firms. If a conveyancer cannot act for your chosen lender, the lender will probably need an alternative firm to act in their interests.

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

Failing to check your lawyer's lender panel status can create problems and delays.

Our solicitors are approved to act for all banks and building societies.

East Cambridgeshire Council searches and other searches

Searches are questions submitted to a number of authorities by Ely conveyancing solicitors to help uncover relevant information about your planned purchase.

Banks and building societies typically also require residential property searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specific searches, such as a highways authority search or a commons registration search, may also be referred to in the standard search results.

East Cambridgeshire Council has an estimated processing time of 5 weeks for conveyancing searches. Your conveyancer will alternatively recommend using a faster search agent.

Finding planning permissions

Official Entries will also be obtained from the Land Registry by your conveyancing solicitor, helping to evidence any potential issues, for example restrictive covenants governing the use of the property or a difference between the agent's floorplan and the title plan.

East Cambridgeshire Council Tax

As a homeowner in Ely, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, for an average Valuation Band D home in Ely, the council tax amount would be £1,732.

A conveyancing solicitor in Ely will inform a buyer of the home's tax 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 £1,299.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if an occupier is a student nurse.

Band East Cambridgeshire Tax (2018)
A £1,154
B £1,347
C £1,539
D £1,732
E £2,117
F £2,501
G £2,886
H £3,463

Can I challenge my valuation?

To appeal contact:

Valuation Office Agency
Eastbrook
Shaftesbury Rd
Cambridge
CB2 8DU
Cambridgeshire

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Ely properties

Stamp Duty Land Tax will almost always need to be paid if the house being purchased is valued at over £125,000. 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's case management system integrates with online tax return system to ensure that the stamp duty is paid in full efficiently.

The following table illustrates stamp duty examples for typical properties in Ely:

  Average sale price (2018 to date) SDLT
Average price £278,182 £3,909.10
Average price (detached) £360,228 £8,011.40
Average new build £127,148 £42.96
Homeowners must pay a higher rate of SDLT when buying a second property. For example, if a property owner bought a second property in Ely for the average price of £278,182 the SDLT would be £22,254.56.

Stamp duty relief for first-time buyers in Ely

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Ely conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Ely

New build site

It can be costly to buy a leasehold house or flat if you don't know what you are getting into. The many potential problems lying in wait for an uninformed purchaser include:

  • freeholds sold without first refusal to leaseholders
  • spiralling ground rents
  • unreasonable managing agent fees
Serious consequences can result from a solicitor's inaccurate leasehold advice.

If you intend to purchase a property with a lease, a competent conveyancing solicitor in Ely will address aspects of leasehold, e.g. :

  • checking the lease itself
  • reviewing correspondence between the freeholder and leaseholder
  • service charges for relevant date periods
  • managing agent memoranda and articles of association

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Ely?

New build building site

10 brand new homes have been bought in Ely in 2018 so far, based on statistics published by Her Majesty's Land Registry. The average sale price of Ely new build property is £127,148.

Acquiring a new build home can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Ely must be mindful of both region-specific issues and also must consider a range of factors, such as ensuring that new build mortgage conditions are met and checking that any contracts allow for future 'common parts' maintenance.

Quittance Conveyancing deliver an independent view of the legal title of the house or flat, whilst being mindful of factors ranging from unfair leasehold conditions to possible freehold acquisition traps.

Cambridgeshire Conservation areas

When acting for the buyer of a home in Ely, a conveyancing solicitor will check if the property is in a conservation area in Ely. If it is, the property could be affected by certain restrictions. Referred to as Article 4 directions, these restrictions can include anything from restrictions on the display of advertisements, to restrictions on the addition of boundary walls.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Parts of Ely lie within a East Cambridgeshire LPA-governed conservation area. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Ely's conservation areas.

Conveyancing - Selling a property in Ely

The legal work involved in a property sale is generally simpler than when purchasing. The buyer does extensive research on the property, whereas conveyancing solicitors in Ely acting for the seller just collates information and answers the purchaser's enquiries .

What could go wrong?

Issues, such as a complex 'Green Deal', can significantly delay your move.

It is better not to hide from the issue in the hope that any issues won't be spotted. Get advice and work to resolve it as quickly as possible.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is much more specialised compared to a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Ely. This can involve obtaining all relevant freeholder information or a copy of the lease.

To reduce delays, it is strongly advised that you instruct a conveyancer with leasehold experience as soon as possible, and ideally before marketing the property,.

Can Quittance conveyancers act for both parties?

SRA regulations ban the same solicitor from acting on both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both sides.

You may want to instruct a property solicitor firm in Ely to carry out your conveyancing, if a Quittance solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Ely

Saving money on a lower rate is usually why homeowners opt to remortgage. There are other reasons, such as consolidating debts, or getting on to a new fixed-rate deal.

You should be able to enjoy a better rate sooner by using a more proactive conveyancing solicitor in Ely, shortening the time the conveyancing takes. With rate rises hard to predict, fast conveyancing can be a contributing factor to securing the rate you want.

The property lawyer conducting the legal work needs to be able to act for your preferred mortgage lender. Quittance Conveyancing are on the panel for all major lenders. So no matter whether you are moving to a fixed-rate mortgage with Lloyds Bank or to a joint mortgage with Virgin Money, we can help.

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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