Updated: October 12, 2018

Gainsborough conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Gainsborough

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Gainsborough for the legal work for a home sale or purchase.

How are Gainsborough conveyancing fees calculated?

Our solicitors work on a fixed No Move, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Gainsborough who offer services on an hourly rate. Your conveyancing quote explains what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

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. These include costs like identity verification checks or bankruptcy checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Gainsborough cost?

While conveyancing fees in Gainsborough will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a flooding search, may be needed.

With Quittance, there are absolutely no hidden fees. For a standard home sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Gainsborough

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of the Gainsborough conveyancing solicitor to investigate the property, and report back to the purchaser and the mortgage lender (if applicable), find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

The content below considers the aspects of the legal process for conveyancing solicitors in Gainsborough that necessitate specialised skills.

Your Gainsborough conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from the Monmouthshire Building Society, the Co-operative Bank or any other lender, before instructing a conveyancing solicitor in Gainsborough it is critical that you make sure that they can act in the interests of your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some banks and building societies will only work with a select group (often referred to as a 'panel') of solicitors or licensed conveyancers.

Should this be the case, the lender will likely require an alternative law firm to complete the legal work, and you will be expected to pay this second lawyer's fees. Resulting delays can jeopardise the whole purchase.

Not checking your solicitor's lender panel status can create problems and delays.

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

Property Searches (West Lindsey Council)

Residential property searches are enquiries made of government bodies by Gainsborough conveyancing solicitors to provide information about your new home.

Banks and building societies almost always need a list of searches to be obtained. Required searches will include:

  • Local Authority search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Chancel repair liability - some Gainsborough property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Further searches, such as a highways authority search or a commons registration search, may also be advised in the standard searches.

Purchasers should anticipate a wait of up to 17 weeks for searches ordered from West Lindsey Council, so it will be worth using a faster private search company.

Planning issues

The buyer's conveyancing solicitor also retrieves office copies from the Land Registry. This helps to find potential planning issues, such as a restrictive covenant against certain alterations or discrepancies with the filed plan.

West Lindsey Council Council Tax

The amount of council tax a homeowner in Gainsborough will pay to West Lindsey Council will depend on the property's value and the number of residents. For instance for an average Band C home in Gainsborough, the amount of council tax would be £1,530 per year.

Conveyancing solicitors in Gainsborough will inform the purchaser of the property's band after this is confirmed by the searches.

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 £1,148.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or if the resident is living in long term residential care. The Valuation Office Agency (VOA) assess bands for newly-built homes, and where the owner has requested a revaluation.

Band West Lindsey Council Tax (2018)
A £1,148
B £1,339
C £1,530
D £1,722
E £2,104
F £2,487
G £2,869
H £3,443

Can I dispute my council tax rate?

To challenge your banding contact:

Valuation Office Agency
Queensgate House
12 Silver St
Lincoln
LN2 1EW
Lincolnshire

A homeowner can ask for their property to be reassessed. A refund may be due if the property is awarded a lower band.

Stamp Duty on Gainsborough properties

The current stamp duty threshold is £125k. SDLT is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

HMRC rejections are avoided using the latest legal case management system.

See examples for average local properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £149,577 £491.54
Average price (detached) £216,162 £1,823.24
Average new build £147,283 £445.66
Following the autumn statement, second home buyers must pay an SDLT surcharge of 3%. For example, if a property owner bought a second home in Gainsborough for the average price of £149,577 the stamp duty would be £7,478.85.

Stamp duty relief for first-time buyers in Gainsborough

Since the budget announcement in Nov 2017, 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.

Conveyancing solicitors in Gainsborough should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Gainsborough

New build site

Buying a leasehold house or flat without knowing what you are getting into is not recommended. The many potential complications lying in wait for an uninformed buyer include reversionary interests and spiralling ground rents.

Incomplete leasehold information, delivered by an inexperienced conveyancer, can have serious consequences.

If you are planning to purchase a house or flat with a lease, a experienced conveyancing solicitor in Gainsborough will address aspects of leasehold, such as unexpired lease terms, any recent demands for service charges and ground rent and reviewing the lease itself (many leases are decades old).

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

Buying a 'New Build' property in Gainsborough?

House under construction

1 new builds have been bought in Gainsborough in 2018 so far, according to data gathered by the HM Land Registry. The average price for a new build in Gainsborough is £169,995.

The legal side of buying a new build property can be more involved than any other type of conveyancing. To prevent difficulties arising a Gainsborough conveyancing solicitor must be mindful of Gainsborough-specific factors and must check numerous things, e.g. handling equity loan schemes and investigating road and drainage issues.

With Quittance Conveyancing, you will get an impartial view of the legal title of the house or flat, with a close eye on concerns like the home's subsequent resaleability and sharply increasing ground rent and service charges (where applicable).

Conservation areas in Lincolnshire

When acting for the buyer of a home in Gainsborough, a conveyancing solicitor will check if the house is in a conservation area in Gainsborough. If it is, the house will be affected by specific conditions. Referred to as Article 4 directions, these conditions could include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits on side or two-storey extensions

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Gainsborough's conservation areas.

Conveyancing - Selling a property in Gainsborough

The legal work involved in a sale of a home is simpler than when buying. For a house purchase, the responsibility lies entirely with the buyer to discover whether the title of the property is mortgageable and is (or can be) registered at the Land Registry.

In contrast, for a sale, conveyancing solicitors in Gainsborough acting for the existing owner effectively just answer the buyer's solicitor's formal enquiries.

What could jeopardise the conveyancing process?

Homes can be burdened by any number of potential roadblocks (e.g. restrictions on how you can use the property or Japanese Knotweed) that might prevent a purchase from completing on time.

Generally speaking, it is recommended for vendors to handle any such problems as soon as they come to light.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is a great deal more difficult compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Gainsborough must carry out extra work, which could include collating all relevant freeholder information or any information about regulations affecting the property that are not in the lease.

You should instruct a solicitor as soon as possible, and potentially before going on the market, to help mitigate often unavoidable leasehold delays.

What if your conveyancing solicitors are acting for the other side?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a house or flat in Gainsborough, and one of our conveyancing solicitors is acting for the other side, you could contact a property solicitor firm in Gainsborough to carry out your legal work.

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Conveyancing - Remortgaging a property in Gainsborough

Saving money on a better rate of interest is primarily why people opt to remortgage. There are other reasons, such as releasing funds to help kids get on the property ladder, or getting on to a new fixed-rate deal.

A good conveyancing solicitor in Gainsborough can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

A property lawyer will act for both you and the mortgage provider to confirm the lender's new interest is correctly registered and 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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