Updated: October 12, 2018

Great Harwood conveyancing solicitor fees

No Move, No Fee conveyancing in Great Harwood

Conveyancing solicitor fees are paid conveyancing solicitors in Great Harwood for the legal work associated with buying or selling a property.

Do Great Harwood conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Great Harwood will work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any '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 Stamp Duty or identity verification checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Great Harwood cost?

Conveyancing fees in Great Harwood will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, e.g. utilities searches, may be needed and council search fees will vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard home sale or purchase, 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 fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Great Harwood

As a key part of the legal work for the purchase of a house or flat, the Great Harwood conveyancing solicitor will carry out due diligence on the property's title and report back to the buyer and the lender.

After making their enquiries the conveyancer will give advice and will find solutions to outstanding defects and other issues and ensure that the change of ownership is registered at the Land Registry.

The content below considers those residential property types that may be of interest to buyers who want conveyancing solicitors in Great Harwood.

Your Great Harwood conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche mortgage lender like St James Place Bank or a large lender such as Halifax, before selecting a conveyancing solicitor in Great Harwood it is critical that you make sure that they can act on behalf of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some banks and building societies are only happy to work with a restricted panel of legal practices that meet stringent criteria.

Under these circumstances, the lender will probably require a different legal firm to carry out the legal work, and you will then have to cover this second lawyer's fees. This means the transaction could be delayed.

Failing to confirm the lender panel membership of your conveyancing lawyer can create problems and delays.

Our conveyancing solicitors are approved to act for all banks and other lenders.

Residential Property Searches (Hyndburn Borough Council)

Residential property searches are applied for by Great Harwood conveyancing solicitors to help identify any pertinent information that might potentially have an impact on the value of your property. They include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitysome Great Harwood 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 Crossrail search or a geological search, may also be recommended in the initial LA and Environmental searches.

Hyndburn Borough Council has a usual lead time of 7 weeks for Residential property searches, so your solicitor will instead order faster regulated searches.

Finding planning permissions

The buyer's conveyancing solicitor will also obtain office copies from HM Land Registry. This will help to identify any potential issues, for example neighbours' rights of access or outbuildings missing from the title plan.

Hyndburn Borough Council Council Tax

Hyndburn Borough Council calculate your council tax based on a number of criteria which include the property's whereabouts and the value of the property. For example, a residential property in the Hyndburn Borough Council area in Band C would pay £1,583 per annum.

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

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 £1,187.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if you are a live in carer looking after someone who isn't a spouse or relative. The Valuation Office Agency (VOA) assign council tax bands for new homes, and where the owner has requested a revaluation.

Band Hyndburn Borough Council Tax (2018)
A £1,187
B £1,385
C £1,583
D £1,781
E £2,177
F £2,573
G £2,968
H £3,562

Are you paying more than you should?

To challenge your banding contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

From April 2016 to March 2017, 30 council tax challenges were made, of which 10 saw a subsequent reduction.

Stamp Duty on Great Harwood properties

If a home is valued at over £125,000, the property purchaser usually must pay stamp duty. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See table below for SDLT examples for properties in Lancashire:

  Average sale price (2018 to date) Stamp Duty
Average price £164,719 £794.38
Average price (detached) £283,218 £4,160.90
Average new build £216,029 £1,820.58
If you already own another home or share in a home you will be subject to a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Great Harwood for the average price of £164,719 the SDLT would be £8,235.95.

Stamp duty relief for first-time buyers in Great Harwood

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Great Harwood conveyancing solicitors should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Great Harwood

New build site

It is not recommended to buy a leasehold property without knowing what you are getting into. Numerous technical issues may be awaiting the unsuspecting purchaser, including:

  • restrictions on the use of the property
  • unreasonable lease extension premiums
  • ground rent multipliers
Incomplete leasehold information, delivered by a solicitor with only freehold experience, could have serious financial implications.

A experienced conveyancing solicitor in Great Harwood will consider potential leasehold issues, e.g. dealing with landlords, reviewing the lease itself (some documents can be centuries old) and flats with varying lease terms.

Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Great Harwood?

Building site

The average sale price of Great Harwood new builds is £216,029, based on statistics published by Her Majesty's Land Registry. 83 brand new homes have been bought in Great Harwood in 2018 so far.

The legal work for purchasing a new build property is more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Great Harwood must be conscious of local considerations and will need to investigate several key factors, such as checking the suitability of new build insurance and investigating issues with drains and roads that serve the property.

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

Lancashire Conservation areas

Your conveyancing solicitor will need to confirm if the house you are intending to buy is in one of Great Harwood's conservation areas. If it is, the property could be affected by specific constraints. Called Article 4 directions, these building controls could include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

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

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

Conveyancing - Selling a property in Great Harwood

The legal side of a house sale is much easier than when purchasing. With a property purchase, the burden is solely on the buyer to ensure that the property they are purchasing is not legally defective.

On the other hand, when selling, conveyancing solicitors in Great Harwood acting for the existing owner for the most part just answer the buyer's questions.

What could go wrong?

A house or flat will frequently have numerous potential roadblocks (for example having a flying freehold or missing planning permission) that have the capacity to prevent a purchase from completing on time.

Don't bury your head in the sand, trusting that the issue won't be discovered. The best course of action is to talk to a professional and tackle it at the earliest stage.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The legal work for a leasehold flat is a great deal more time-consuming than for a freehold house.

Great Harwood conveyancing solicitors must usually carry out further legal work. This can involve obtaining all relevant freeholder information, through to details of any deed of variation.

It is recommended that the vendor contacts a property lawyer with leasehold experience as soon as possible to reduce delays.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from acting on both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a home in Great Harwood, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a law firm in Great Harwood to carry out your legal work.

Local Great Harwood conveyancing solicitor directory

  • Watson Ramsbottom Limited, 18a-20 Queen Street, Great Harwood, Blackburn, Lancashire, BB6 7QQ
  • Whn Solicitors Limited, Bancroft Chambers, 6-8 Town Hall Street, Great Harwood, Lancashire, BB6 7HB

Conveyancing - Remortgaging a property in Great Harwood

Reducing monthly repayments by finding a lower interest rate is the main reason that homeowners decide to switch lenders. There are other reasons, such as releasing funds to help pay for home improvements, or wanting a more flexible mortgage.

Homeowners can benefit from a better rate sooner with a more proactive conveyancing solicitor in Great Harwood, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a contributing factor to securing your preferred rate.

The property lawyer handling the remortgage should also be able to act for your new bank or building society. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are moving to a 100% mortgage with the Royal Bank of Scotland or to a capped-rate mortgage with the Allied Irish Bank, we can help.

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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