Updated: October 12, 2018

Felixstowe conveyancing solicitor fees

No Move, No Fee conveyancing in Felixstowe

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Felixstowe for carrying out the legal work for a property transaction.

Are Felixstowe conveyancing fees and costs fixed?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in Felixstowe who will work on a price per hour basis. Your quote will set out what you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like TT fees or bankruptcy checks.

See: Complete list of conveyancing fees and disbursements

How much will the total Felixstowe solicitor conveyancing fees be?

Felixstowe conveyancing fees should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. utilities searches, may be necessary and Local Authority Search fees can vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or costs to be paid 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Felixstowe

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. Since 2013, this maxim no longer applies, however, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

The conveyancing solicitor in Felixstowe will offer suggestions and advice after making their enquiries, iron out any legal issues and ensure that the full legal ownership is transferred.

The following section sets out recommendations for buyers searching for conveyancing solicitors in Felixstowe.

Your Felixstowe conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a large lender such as TSB, to a less common mortgage lender like the Swansea Building Society. Before instructing a Felixstowe conveyancing solicitor, it is critical that you make sure that they are approved by your mortgage lender.

Most lenders are only prepared to work with a select panel of solicitors or licensed conveyancers. If a conveyancer is unable to act for your mortgage lender, the lender will need a different firm to complete the legal work.

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

Setbacks can occur if you fail to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage providers.

Suffolk Coastal District Council searches

Searches are enquiries made of government bodies by Felixstowe conveyancing solicitors to help uncover relevant information about your new home.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Additional searches, such as a radon gas search or an agricultural search, may also be referred to following the initial searches.

Suffolk Coastal District Council has an estimated turnaround time of 7 weeks for property searches, so your solicitor will instead apply for quicker personal searches.

Ensuring planning permission is in place

Office copies will also be obtained from HMLR by your conveyancing solicitor. This will help to highlight planning issues. These issues could include outbuildings missing from the title plan or that a restrictive covenant has been breached.

Suffolk Coastal District Council Council Tax

Council tax is calculated by Suffolk Coastal District Council on property value and the number of people living in the property. For instance a residential property in the Suffolk Coastal District Council area in Tax Band E would pay £2,025 per annum.

Felixstowe conveyancing solicitors will inform a purchaser of the home's tax band after 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 (25%) would reduce the tax due to £1,519.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property (land) is a boat mooring or caravan pitch. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Suffolk Coastal District Council Tax (2018)
A £1,105
B £1,289
C £1,473
D £1,657
E £2,025
F £2,393
G £2,762
H £3,314

Are you about you buy a home in the wrong council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
St. Clare House
Greyfriars
Ipswich
IP1 1LR
Suffolk

Stamp Duty on Felixstowe properties

With some exceptions, if you purchase a property over the £125k threshold you will have to pay stamp duty.

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use legal case management system to ensure that SDLT is paid immediately after completion.

See table below for SDLT examples for homes in Felixstowe:

  Average sale price (2017) SDLT
Average price £250,753 £2,537.65
Average price (detached) £343,287 £7,164.35
Average new build £322,503 £6,125.15

Stamp duty relief for first-time buyers in Felixstowe

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Felixstowe for the average price of £250,753 the SDLT would be £20,060.24.

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

Buying a flat? Leasehold conveyancing in Felixstowe

New build site

The risks associated with leasehold property ownership should be a source of anxiety for purchasers of leasehold houses or flats. Numerous technical obstacles may be lying in wait for the unsuspecting purchaser, such as:

  • doubling ground rents
  • excessive freehold premiums
  • unreasonable managing agent fees
  • sub-letting restrictions
Incomplete leasehold information, delivered by a conveyancer with limited leasehold experience, could have serious financial implications.

If you are planning to purchase a house or flat with a lease, a competent conveyancing solicitor in Felixstowe will consider potential leasehold issues, including :

  • reviewing the lease itself (many leases are decades old)
  • ground rents and service charges
  • dealing with freeholders and managing agents
  • residents? management company
  • ground rent apportionments

Ensure that you are fully-informed regarding your planned purchase - Get in touch with our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Felixstowe?

Building site

The average purchase price of Felixstowe new build properties is £322,503, based on statistics published by HMLR. 57 new build homes were purchased in Felixstowe last year.

A new-build conveyancing solicitor in Felixstowe will need to be aware of local Felixstowe issues and the specific issues associated with new build, including checking new build mortgage procedures are followed and ensuring that the contract is in the buyer's favour.

Our expert new build team provide an accurate and truly impartial assessment of the legal title of the house or flat, and in particular factors like the home's future resaleability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in Suffolk

Your conveyancing solicitor will check if the residential property you are buying is in a conservation area in Felixstowe. If it is, the property could be affected by certain building controls. Referred to as Article 4 directions, these building controls could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

Parts of Felixstowe are within a conservation area governed by the Suffolk Coastal local planning authority (LPA). Your conveyancing solicitor will confirm whether the property you are buying is located in one of Felixstowe's conservation areas.

Conveyancing - Selling a property in Felixstowe

The legal process for a sale of a home is much easier than when buying. When buying, the obligation is solely on the buyer to satisfy themselves that the title of the property they are buying is mortgageable and is (or can be) registered at the Land Registry.

With a sale, conveyancing solicitors in Felixstowe acting for the current owner only need to answer the buyer's solicitor's questions.

Factors that could delay or endanger the process

Issues, such as restrictions on how you can use the property, can significantly protract your home move.

Property specialists will almost always advise to sellers that they handle any such problems without delay.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

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

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Felixstowe, and this could include getting an up-to-date service charge statement, through to any information about regulations affecting the property that are not in the lease.

To help mitigate the delays involved in selling a leasehold property, it is strongly advised that the vendor contact a solicitor as early as possible.

Can Quittance conveyancers act for both sides?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules ban 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 Felixstowe to carry out your conveyancing, if a Quittance solicitor is acting for the other side.

Local Felixstowe conveyancing solicitor directory

  • Gotelee, 97 Hamilton Road, Felixstowe, Suffolk, IP11 7AH
  • Aquabridge Limited, 1 Gainsborough Road, Felixstowe, Suffolk, IP11 7HT
  • Jackamans, 167-171 Hamilton Road, Felixstowe, Suffolk, IP11 7DR
  • Fairstep Solicitors Limited, 174-176 Hamilton Road, Felixstowe, Suffolk, IP11 7DU
  • Creans Solicitors, Highrow House, High Rd East, Felixstowe, Suffolk, IP11 9PU

Conveyancing - Remortgaging a property in Felixstowe

The most common reason homeowners remortgage is to reduce the monthly repayments. There are other reasons to consider remortgaging, for example the existing lender having refused a payment holiday, or funding a one-off purchase.

A good conveyancing solicitor in Felixstowe can reduce the remortgage processing time, and move you to the better rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.

A property lawyer will need to act for both you and your new bank or building society to make sure the lender's investment is secured.

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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