Updated: October 12, 2018

Grantham conveyancing solicitor fees

No Move, No Fee conveyancing in Grantham

Conveyancing solicitor fees are paid conveyancing solicitors in Grantham for the legal work associated with moving home.

Are Grantham conveyancing fees and costs fixed?

Some conveyancing solicitors in Grantham offer services on an hourly-rate basis. Our solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will explain what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent information or local authority searches.

See: A guide to all conveyancing fees

How much will conveyancing in Grantham cost in total?

Conveyancing fees in Grantham will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For standard conveyancing transactions, what we quote is the fee you pay. 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 Grantham

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

That said, it remains the responsibility of a Grantham conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

This section of the article gives recommendations for people who need conveyancing solicitors in Grantham for a purchase.

Your Grantham conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from Halifax, the Hinckley and Rugby Building Society or any other lender, before selecting a conveyancing solicitor in Grantham it is vital that you check that they can represent your lender.

Many mortgage lenders are only prepared to work with a select list (referred to as a 'panel') of law firms. If your conveyancer is not on the panel of your lender, the lender will need a different law firm to complete the legal work.

The purchaser will be expected to pay this substitute solicitor's costs, and the conveyancing process can take much longer.

Your property transaction could be jeopardised by failing to check your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act for all lenders.

Searches (South Kesteven Council)

Searches are applied for by Grantham conveyancing solicitors in order to identify planning, development and environmental issues that might potentially have an impact on how much your house or flat is worth.

Searches are primarily carried out to satisfy the conditions of the lender, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your chosen lender requires any more searches, such as a tin mining search or a more detailed plan search.

South Kesteven Council has an average delivery time of 24 weeks for searches. In these circumstances, faster personal searches will be advisable.

Checking planning permission status

The conveyancing solicitor acting for the buyer will apply for office copies from HMLR. This helps to find any planning issues. These issues could include outbuildings lying outside the boundary or that a restrictive covenant has been breached.

South Kesteven Council Tax

South Kesteven calculate your council tax based on various criteria that include the number of occupants aged over 18 and the value of the property as determined by the VOA in 1991. For example, for an average Tax Band E house in Grantham, the amount due would be £2,002 per year.

Grantham conveyancing solicitors will inform a buyer of the property's 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 £1,501.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property is occupied solely by students. The Valuation Office Agency (VOA) calculate council tax bandings for new build homes, and where the owner has requested a revaluation.

Band South Kesteven Tax (2018)
A £1,092
B £1,274
C £1,456
D £1,638
E £2,002
F £2,366
G £2,730
H £3,275

Can I dispute my council tax rate?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on Grantham properties

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay SDLT. The buyer'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 ensure that the critical SDLT1 form is completed accurately and without delay.

See table below for SDLT examples for homes in Grantham:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £243,224 £2,364.48
Average price (detached) £309,872 £5,493.60
Average new build £78,081 £0.00
Following the autumn statement, second home buyers have had to pay a surcharge of 3%. E.g. if a second home was bought for £243,224 then the SDLT including the surcharge would be £12,161.20. .

Stamp duty relief for first-time buyers in Grantham

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Grantham conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Grantham

New build site

The risks associated with purchasing a leasehold property are of serious concern for buyers of leasehold property. Exponential ground rents, restrictions on the use of the property and incomplete management company accounts are but a few of the many traps lying in wait for an uninformed purchaser.

Serious financial ramifications can result from a solicitor's misguided leasehold advice.

If you are planning to buy a property with a lease, a expert conveyancing solicitor in Grantham will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself
  • reviewing correspondence between the freeholder and leaseholder
  • service charge records from the last three years
  • proposed major works (Section 20 notices)

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Contact Quittance Conveyancing's team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Grantham?

New build site

12 new builds have been bought in Grantham in 2018 so far, based on data from the HM Land Registry. The average purchase price of Grantham new build homes is £78,081.

A new-build conveyancing solicitor in Grantham must be well-versed in local Grantham factors and the extra complexities associated with new build, e.g. confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and working to tight developer deadlines.

Our new build team specialise in working to tight developer deadlines and ensuring that new build contracts favour the client as much as possible.

Conservation areas in Lincolnshire

Whether you are intending to buy a thatched cottage or a Georgian town house, if the property is in a defined conservation area, any planned alterations to the property may not be accepted by South Kesteven.

These constraints, referred to as Article 4 Directions, could include restrictions preventing the addition of frontal sloping rooflights, restrictions on side or 2 storey extensions or limits on the use of cladding.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

The South Kesteven local planning authority has assigned conservation area-status to parts of Grantham. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Grantham.

Conveyancing - Selling a property in Grantham

The legal work involved in a house sale is simpler than when buying. The purchaser will have to go through a full legal review on the home, whereas conveyancing solicitors in Grantham acting for the vendor merely collates requested paperwork (e.g. warranties and certificates) and answers the purchaser's enquiries .

What factors could threaten your sale?

Obstacles, like excessive service charges or not having a building regulations completion certificate, can easily protract your home move.

You shouldn't bury your head in the sand, hoping the issue will fix itself. Get advice and tackle it proactively.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is significantly more complicated than for a more straightforward freehold house.

Conveyancing solicitors in Grantham will also need to carry out additional work, which could include obtaining all relevant freeholder information, through to details of any required deed of covenant.

So as to resolve any leasehold-related problems sooner, it is strongly advised that the vendor contact a lawyer as soon as the decision is made to sell.

Can your conveyancing solicitors act for the buyer and the seller of the same house?

SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You could contact a local Grantham conveyancing solicitor firm to handle your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

Local Grantham conveyancing solicitor directory

  • Bird & Co Solicitors LLP, 15 Castlegate, Grantham, Lincolnshire, NG31 6SE
  • Nerina Farmer Limited, C/o Ringrose Law, 4 St Peter's Hill, Grantham, Lincolnshire, NG31 6QD
  • Pert & Malim, 79 Westgate, Grantham, Lincolnshire, NG31 6LD
  • Ringrose Law, 4 St. Peters Hill, Grantham, Lincolnshire, NG31 6QD
  • Chattertons Legal Services Limited, 30 Avenue Road, Grantham, Lincolnshire, NG31 6TH

Conveyancing - Remortgaging a property in Grantham

People remortgage their home for a number of reasons, including releasing funds to help pay for home improvements, or getting on to a new fixed-rate deal. The main reason, however, is to reduce the monthly repayments.

You can benefit from a better rate sooner with a more proactive conveyancing solicitor in Grantham. With the future of interest rates uncertain, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

Your property lawyer must also be able to act on behalf of the new bank or building society. Quittance Conveyancing are on the panel for all major UK lenders. So whether you are switching to an interest-only mortgage with Britannia or to a fixed-rate mortgage with the Bank of Ireland, we can assist.

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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