Updated: October 12, 2018

Great Yarmouth conveyancing solicitor fees

No Move, No Fee conveyancing in Great Yarmouth

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Great Yarmouth for the legal work associated with buying or selling a property.

Are Great Yarmouth conveyancing fees and costs fixed?

Some conveyancing solicitors in Great Yarmouth will work on an hourly-rate basis, and others on a fixed fee (or 'No Move, No Fee') basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out what you will pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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, such as leasehold information packs or Stamp Duty Land Tax (SDLT).

See: A guide to all conveyancing fees

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

While conveyancing fees in Great Yarmouth will be the same as anywhere else in the country, the disbursements required can vary. For example, additional region-specific searches, such as a mining search, may be needed and Local Authority Search fees can vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Great Yarmouth

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 the conveyancing solicitor in Great Yarmouth to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), help with resolving any problems and confirm that the Land Registry's record of the property is updated.

The content below considers elements of the legal process for conveyancing solicitors in Great Yarmouth where additional expertise is helpful.

Your Great Yarmouth conveyancing solicitor must be lender-approved

Before you choose a Great Yarmouth conveyancing solicitor, you must confirm that they can represent your mortgage lender, whether you are taking out a mortgage from the Family Building Society, NatWest or any other lender.

Your conveyancer may be unable to act for your mortgage lender, because some lenders will only accept a restricted group of solicitors or licensed conveyancers that meet stringent standards.

If this is the case, the lender will probably need an alternative firm to complete the legal work, and you will usually need to pay this second lawyer's costs. Resulting delays can jeopardise the whole purchase.

Significant delays can be caused by failing to check your conveyancing lawyer's lender panel status.

Our solicitors can act for all mortgage lenders.

Property Searches (Great Yarmouth Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Great Yarmouth conveyancing solicitors to identify planning, development and environmental issues that could possibly have an impact on how much your property will be worth.

Banks and building societies also need certain searches to be submitted. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - involves 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.

Buyers will be informed if your mortgage lender insists on any further searches, for example a radon gas search or an agricultural search.

The approximate lead time for LA searches obtained from Great Yarmouth Borough Council is 9 weeks, so faster personal searches will be recommended.

Planning searches

Your conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from the Land Registry, helping to evidence any planning issues, for example the breach of a restrictive covenant or discrepancies between the property boundaries and the title plan.

Great Yarmouth Borough Council Council Tax

The amount of council tax a homeowner in Great Yarmouth will pay to Great Yarmouth Borough Council will depend on the property's value and the number of residents. For example, for an average Band E property in Great Yarmouth, the tax would be £2,104 per year.

Conveyancing solicitors in Great Yarmouth will inform a buyer of the home's council 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 reduces the tax due to 75% which would equal £1,578.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property (land) is a boat mooring or caravan pitch. A new property is assessed by the Valuation Office Agency and allocated a council tax banding.

Band Great Yarmouth Borough Council Tax (2018)
A £1,148
B £1,339
C £1,531
D £1,722
E £2,104
F £2,487
G £2,870
H £3,444

Can you challenge the council tax bracket?

To challenge your banding contact:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park
Norwich
NR7 0HS
Norfolk

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

Stamp Duty on Great Yarmouth properties

Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to HM Revenue & Customs. It is due on properties bought for over £125,000. Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

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

See examples for local properties:

  Average selling price (2017) SDLT
Average price £183,674 £1,173.48
Average price (detached) £259,802 £2,990.10
Average new build £199,409 £1,488.18
Higher rates of SDLT apply to buyers of second property in the form of a surcharge of 3%. Following the example above, if a homeowner bought a second home in Great Yarmouth for the average price of £183,674 the SDLT would be £9,183.70.

Stamp duty relief for first-time buyers in Great Yarmouth

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.

Great Yarmouth conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Great Yarmouth

New build site

Buying a leasehold home can be challenging when compared to purchasing a freehold home. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed buyer, including excessive freehold premiums, doubling ground rents and unfair developer practices.

Severe consequences can result from a solicitor's bad leasehold advice.

If you intend to purchase a property with a lease, a expert conveyancing solicitor in Great Yarmouth will consider possible leasehold issues, e.g. sometimes ancient and arcane lease documents, absent freeholders and annual statements of account and budgets for service charges.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Great Yarmouth?

House under construction

2 new build homes have been bought in Great Yarmouth in 2018 so far, according to the Land Registry. The average value of new builds in Great Yarmouth is £260,000.

A new-build conveyancing solicitor in Great Yarmouth must be familiar with local considerations and new build's added complexities, e.g. working to builders' exchange timelines and working to tight developer deadlines.

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

Conservation areas in Norfolk

If you are purchasing a home in a conservation area in Great Yarmouth, the property must be compliant with any local conservation area restrictions. These building controls, called Article 4 Directions, could include restrictions on the removal or addition of front boundary walls, restrictions on side or 2 storey extensions or general restrictions governing non-uniform additions or modifications.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Great Yarmouth conservation areas include Hemsby, Camperdown and St George's. Your conveyancing solicitor will address whether your planned purchase is located one of Great Yarmouth's conservation areas.

Conveyancing - Selling a property in Great Yarmouth

The legal process for a property sale usually requires less work than for a purchase. The purchaser undertakes a detailed investigation on the legal title of your home. Conveyancing solicitors in Great Yarmouth acting for the seller, however, effectively just responds to enquiries made by the buyer's solicitor.

What can you do to improve the odds of your sale going through?

A house or flat will frequently have possible difficulties (for example having previously suffered from a flood event or complexities where there is a 'share of freehold') that can hinder the sale process.

You shouldn't ignore this, trusting that the issue won't be discovered. Instead, you should get professional advice and deal with it promptly.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

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

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Great Yarmouth, which could include getting all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

To accelerate the handling of the leasehold work, it is highly recommended that the seller instructs a lawyer with leasehold experience as soon as an estate agent is chosen.

What if you are already acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a Great Yarmouth property, and a Quittance conveyancer is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Great Yarmouth to carry out your conveyancing.

Local Great Yarmouth conveyancing solicitor directory

  • HKB Wiltshires, 21 Hall Quay, Great Yarmouth, Norfolk, NR30 1HP
  • Howard Pollok & Webb, Fastolff House, 29 Regent Street, Great Yarmouth, Norfolk, NR30 1RR
  • Chamberlins, 4 5 & 6 Crown Road, Great Yarmouth, Norfolk, NR30 2JP
  • Cole Bentley & Co, 21 Church Plain, Great Yarmouth, Norfolk, NR30 1NE
  • England & Co, 7-8 South Quay, Great Yarmouth, Norfolk, NR30 2QN

Conveyancing - Remortgaging a property in Great Yarmouth

The main reason people remortgage their home is to get a lower interest rate. There are also other reasons to remortgage, including getting on to a new fixed-rate deal, or releasing capital to pay off other debts.

Homeowners can enjoy the benefits of a lower rate faster by using a more efficient conveyancing solicitor in Great Yarmouth, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018) and 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 mortgage lender. Our conveyancing team are on all major lenders' panels. So no matter whether you are switching to an offset mortgage with the Co-operative Bank or to a fixed-rate mortgage with the Buckinghamshire Building Society, our remortgage specialists 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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