Updated: October 12, 2018

Fleetwood conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Fleetwood

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

Are Fleetwood conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Fleetwood who offer services on an hourly rate. Your conveyancing quote will explain what you will pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like bankruptcy searches or TT fees.

See: Complete list of conveyancing fees

How much will conveyancing in Fleetwood cost in total?

While conveyancing fees in Fleetwood will be the same as anywhere else in the country, the disbursements required can vary. For example, council search fees will vary and additional region-specific searches, e.g. a flood plain search, may be needed.

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

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

Conveyancing - Buying a property in Fleetwood

The legal work for a property buyer requires a conveyancing solicitor in Fleetwood to consider a wide range of issues. Examples of such issues can range from lost title deeds to a short lease affecting the mortgageability of the property.

The buyer's solicitor will report their findings back to the buyer and their bank or lender (if there is a mortgage), find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.

This article examines those parts of the legal process for conveyancing solicitors in Fleetwood necessitating a deeper level of knowledge.

Your Fleetwood conveyancing solicitor must be lender-approved

There are many lenders, from a niche mortgage lender like Coutts Finance, to a major lender such as Virgin Money. Before choosing a Fleetwood conveyancing solicitor, whoever you choose, it is very important that you make sure that they are approved by your lender.

The majority of mortgage lenders will only accept a selected list (known as a 'lender panel') of legal practices. If your solicitor cannot act for your lender, the lender will require a second legal firm to act in their interests.

The home buyer will then have to cover this second solicitor's fees, and weeks could be added to the conveyancing process.

Neglecting to check your conveyancer's lender panel status could jeopardise the sale.

Quittance Conveyancing can carry out the legal work for all major and minor banks and building societies.

Searches (Wyre Borough Council)

Searches will be applied for by Fleetwood conveyancing solicitors to help identify issues that could possibly compromise the value of your property.

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

Purchasers will be told if your lender requires any further searches, e.g. a radon gas search or a ground stability report.

Wyre Borough Council has an approximate lead time of 6 weeks for conveyancing searches, so quicker regulated searches will be recommended.

Checking planning status

The buyer's conveyancing solicitor will get an 'Official Copy of the Title Register' from HMLR, helping to evidence any planning issues. These issues could include a difference between the agent's floorplan and the title plan or rights or restrictions on how the property may be used.

Wyre Borough Council Council Tax

The council tax paid by a homeowner is based on various criteria e.g. the number of people living at the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). The occupier of a property in Band D, for example, would owe annual council tax of £1,752.

Conveyancing solicitors in Fleetwood will inform the buyer of the home's council tax band once they have the Local Authority search results.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,314.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable. A house or flat built after 1991 is assessed and given a council tax band by the Valuation Office Agency (VOA).

Band Wyre Borough Council Tax (2018)
A £1,168
B £1,362
C £1,557
D £1,752
E £2,141
F £2,530
G £2,920
H £3,504

Can I challenge the council tax banding?

A homeowner can apply for their property to be reassessed. A refund may be due if the property is awarded a lower band. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Mitre House
Church St
Lancaster
LA1 1HG
Lancashire

Stamp Duty on Fleetwood properties

Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

If you are buying a residential property in England,Wales or Northern Ireland then stamp duty is payable on properties over £125k. In Scotland, the threshold is £145k.

Our post-completion conveyancing team use integrated conveyancing case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See table below for stamp duty examples for properties in Fleetwood:

  Average selling price (2017) SDLT
Average price £123,596 £0.00
Average price (detached) £186,657 £1,233.14
Average new build £181,328 £1,126.56

Stamp duty relief for first-time buyers in Fleetwood

In 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. Higher rates of stamp duty apply to buyers of second residential property in the form of a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Fleetwood for the average price of £123,596 the SDLT would be £3,707.88.

Conveyancing solicitors in Fleetwood should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Fleetwood

New build site

The potential risks associated with purchasing a leasehold house or flat in the UK are increasingly coming to light. There are any number of potential traps that may be awaiting an uninformed buyer, such as sub-letting restrictions and unreasonable ground rents.

Serious consequences can result from an inexperienced property lawyer's bad leasehold advice.

A expert conveyancing solicitor in Fleetwood will investigate aspects of the leasehold purchase, such as service charges for relevant date periods, landlord/tenant disputes and dealing with landlords.

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Fleetwood?

New build site

According to data gathered by HM Land Registry, 3 new builds were purchased in Fleetwood last year. The average purchase price of new build properties in Fleetwood is £181,328.

Purchasing a new build property is generally more complex than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Fleetwood needs to be aware of local Fleetwood factors and should check a range of issues, including dealing with fast exchange timeframes and working to builders' exchange timelines.

Our conveyancing team are specialists in working to tight developer deadlines and new build purchases.

Lancashire Conservation areas

Moving to a conservation area-protected street usually means that the local character will be preserved. However, conservation area building controls will affect your property.

These constraints, called Article 4 Directions, may include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

The local authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

Parts of Fleetwood are within a conservation area governed by the Wyre local planning authority (LPA). Your conveyancing solicitor will address whether your planned purchase is located one of Fleetwood's conservation areas.

Conveyancing - Selling a property in Fleetwood

Conveyancing for a house sale is more straightforward than when purchasing. The buyer will have to carry out due diligence on your home. Conveyancing solicitors in Fleetwood acting for the seller, however, merely collates information and replies to the solicitor's standard and additional enquiries .

What measures can you take to give yourself the best chances of success?

Homes can be burdened by numerous potential complications (for example being situated on a flood plain) that can endanger the conveyancing process.

It is better not to hide from the issue as solicitors are trained to unearth any such issues, instead get professional advice, face the issues head on, and find a solution proactively.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat (leasehold houses are not common) is much more time-consuming than for a freehold house.

Fleetwood conveyancing solicitors will also carry out additional work, and this could include collating the latest service charge and ground rent statement, through to any details of rules covering common parts that are not contained in the lease.

So as to resolve any leasehold-related difficulties sooner, it is recommended that the vendor contact a property lawyer as soon as is practicable.

Can your conveyancing solicitors act for both sides?

Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. However, CLC-regulated conveyancers, can act for both sides.

If you are buying or selling a Fleetwood property, and a Quittance solicitor is acting for the other side, you could contact a local Fleetwood conveyancing solicitor firm to handle your legal work.

Local Fleetwood conveyancing solicitor directory

  • Palmer Hodgson & Heyes Limited, 25 Poulton Street, Fleetwood, Lancashire, FY7 6LP
  • Addies Limited, 58-62 Adelaide Street, Fleetwood, Lancashire, FY7 6EE
  • Barrett Nelligan Solicitors Limited, 50 Adelaide Street, Fleetwood, Lancashire, FY7 6EE
  • Inghams, 32-38 North Albert Street, Fleetwood, Lancashire, FY7 6AW

Conveyancing - Remortgaging a property in Fleetwood

The most common reason homeowners remortgage is to get a more attractive interest rate. There are a number of other reasons to switch lenders or mortgage deals, including moving from a tracker to a fixed-rate, or funding a one-off purchase.

A proactive conveyancing solicitor in Fleetwood can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in securing the rate you want.

In order to certify that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to act for both you and the bank or building society.

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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