Updated: October 12, 2018

Frinton On Sea conveyancing solicitor fees

No Move, No Fee conveyancing in Frinton On Sea

Conveyancing solicitor fees are the charges you pay to your Frinton On Sea conveyancing solicitor for the legal work associated with buying or selling a property.

Are Frinton On Sea conveyancing fees and costs fixed?

Some conveyancing solicitors in Frinton On Sea will work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no unexpected, additional costs. Your quote will explain what fees you will need to pay when your sale or purchase goes through.

What are disbursements?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Land Registry fees or office copies.

See: Complete list of conveyancing fees and disbursements

How much will the total Frinton On Sea solicitor conveyancing fees be?

Conveyancing solicitor fees in Frinton On Sea will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, specific extra searches, such as a flood plain search, may be necessary and Local Authority Search fees can vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. 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 Frinton On Sea

Caveat emptor, meaning 'let the buyer beware', was the legal principle of English property law. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still undertake due diligence on the property to be purchased.

The Frinton On Sea conveyancing solicitor will make recommendations after making their enquiries, find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.

This section of the article discusses elements of the legal process for conveyancing solicitors in Frinton On Sea that warrant specialist knowledge.

Your Frinton On Sea conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a less common lender like Paratus AMC, to a large lender such as the Yorkshire Building Society. Before you choose a conveyancing solicitor in Frinton On Sea, whoever you choose, it is essential that you check that they are approved by your mortgage lender.

Many mortgage lenders are only prepared to work with a restricted panel of legal firms that have achieved certain benchmarks. If your conveyancer cannot act for your mortgage lender, the lender will require an alternative legal firm to act in their interests.

The buyer will usually need to pay this alternate solicitor's costs and the conveyancing process could take much longer.

Not checking the lender panel membership of your property solicitor can mean serious delays.

Our solicitors are approved to act for all lenders.

Conveyancing Searches (Tendring District Council)

Searches are questions asked of various bodies by Frinton On Sea conveyancing solicitors to highlight issues affecting your new home. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
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.

You will be told if your lender requires any further searches, e.g. a highways search or an energy search.

Tendring District Council has a typical turnaround time of 13 weeks for property searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Finding planning permissions

Office copies will also be sourced from the Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to highlight planning issues, for example a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

Tendring District Council Council Tax

The amount of council tax a homeowner in Frinton On Sea will pay to Tendring District Council will depend on the property's value and the number of residents. For instance for an average Tax Band D property in Frinton On Sea, the amount of council tax would be £1,660.

Frinton On Sea conveyancing solicitors will inform a buyer of the home's council 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 reduces the tax due to 75% which would equal £1,245.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if you are a live in carer looking after someone who isn't a spouse or relative. Homes built after 1991 are assigned a council tax banding by the Valuation Office Agency.

Band Tendring District Council Tax (2018)
A £1,107
B £1,291
C £1,476
D £1,660
E £2,029
F £2,398
G £2,767
H £3,320

Could you be overpaying?

To appeal contact:

Valuation Office Agency
34 Southway
Colchester
CO2 7BB
Essex

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Frinton On Sea properties

Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125k.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for stamp duty examples for homes in Frinton On Sea:

  Average selling price (2017) SDLT
Average price £318,207 £5,910.35
Average price (detached) £383,020 £9,151.00
Average new build £328,864 £6,443.20
If you are buying a second home for more than £40,000 then you will have to pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second home in Frinton On Sea for the average price of £318,207 the SDLT would be £25,456.56.

Stamp duty relief for first-time buyers in Frinton On Sea

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 with relief up to £500,000 in some areas.

Frinton On Sea conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Frinton On Sea

New build site

Buying a leasehold home is not as simple as purchasing a freehold home. The many potential problems awaiting the unsuspecting buyer can include leases with fewer than 80 years to run, doubling ground rents and unfair developer practices.

Serious financial ramifications can result from a less-experienced lawyer's inaccurate leasehold advice.

If you intend to purchase a property with a lease, a competent conveyancing solicitor in Frinton On Sea will address aspects of leasehold, e.g. any recent demands for service charges and ground rent, landlord/tenant disputes and dealing with landlords.

Our leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Frinton On Sea?

House being built

The average cost of a new build in Frinton On Sea is £369,000, (source: Her Majesty's Land Registry). 1 brand new homes have been bought in Frinton On Sea in 2018 so far.

A new-build conveyancing solicitor in Frinton On Sea must be well-versed in local factors and the specific issues associated with new build, such as dealing with failures to arrange warranty provider inspections and negotiating new build contracts.

Our team of new build conveyancers deliver an expert assessment of the legal status of the property, scrutinising contract issues ranging from problematic leasehold terms to an assessment of other risks, such as regional infrastructure development.

Conservation areas in Essex

Purchasing property in a conservation area-protected street usually means that the local character will be preserved. However, conservation area conditions will affect your residential property.

Called Article 4 directions, these building controls can include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Frinton On Sea.

Conveyancing - Selling a property in Frinton On Sea

The legal work involved in a sale of a house or flat is less difficult than for a purchase. When a house or flat changes hands, the principle of 'buyer beware' means that the onus lies with the purchaser to determine whether the property they are buying is legally sound and meets their mortgage lender's criteria.

Conversely, with a sale, conveyancing solicitors in Frinton On Sea acting for the person selling just answer the buyer's questions.

What measures can you take to minimise the risk of your sale falling through?

Obstacles, like not having a building regulations completion certificate or having a defective lease, have the capacity to threaten your home move if not handled appropriately.

You shouldn't bury your head in the sand, waiting to see if the problem is discovered - a better course of action will be to talk to a professional and work to resolve it promptly.

Further reading:

Read more conveyancing advice for sellers.

Leasehold

Conveyancing for a leasehold flat (houses are rarely leasehold) is a great deal more technical compared to a freehold house.

Conveyancing solicitors in Frinton On Sea will also perform extra work, such as writing to the landlord for management company information, through to ascertaining if a license to assign is required.

It is usually counter-productive to hold off instructing a lawyer as soon as is practicable to mitigate (often inevitable) leasehold delays.

Can your conveyancing solicitors act for both sides?

SRA rules restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

If you are buying or selling a property in Frinton On Sea, and we are carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Frinton On Sea to undertake your legal work.

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Conveyancing - Remortgaging a property in Frinton On Sea

People remortgage a home for a number of reasons, such as the existing lender having refused a payment holiday, or releasing capital to pay off other debts. The main reason, however, is simply to get a better rate.

Homeowners would typically benefit from a better rate sooner by using a more proactive conveyancing solicitor in Frinton On Sea, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when securing the rate you want.

To confirm that the lender's interests are protected, a property lawyer will act for both you and your new lender.

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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