Updated: October 12, 2018

Grimsby conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Grimsby

Conveyancing solicitor fees are what you pay conveyancing solicitors in Grimsby for the legal work involved in moving home.

Are Grimsby conveyancing fees and costs fixed?

Some conveyancing solicitors in Grimsby will work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to pay for '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 bankruptcy searches or leasehold information packs.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Grimsby cost?

Although conveyancing fees in Grimsby will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. utilities searches, may be needed.

There are no hidden fees or costs to be paid with Quittance. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, 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 Grimsby

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of a conveyancing solicitor in Grimsby to carry out due diligence on the property, report back to the purchaser and the mortgage lender (if applicable), offer pragmatic solutions and ensure that the full legal ownership is transferred.

This section discusses those parts of the legal process for conveyancing solicitors in Grimsby needing a deeper level of knowledge.

Your Grimsby conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a large lender such as TSB, to a niche lender like Hampden & Co. Before choosing a Grimsby conveyancing solicitor, it is critical that you make sure that they can act on behalf of your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders will only work with a restricted group of law firms.

Under these circumstances, the lender will require an alternative solicitor firm to complete the legal work, and you will be expected to pay this alternative lawyer's fees. The additional work can mean the process takes much longer.

Failing to confirm your conveyancing solicitor's lender panel status can result in serious delays.

Quittance Conveyancing are approved members of all lender panels.

North East Lincolnshire Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of public bodies by Grimsby conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Banks and building societies typically also require conveyancing search packs to be purchased. Required searches will include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Chancel repair liability - describes the insurance to protect against any liability owed by Grimsby properties for local parish repairs.

Homebuyers will be made aware if your lender requires any further searches, such as a highways search or a disadvantaged area search.

The average processing time for property searches provided by North East Lincolnshire Council is 7 weeks, so it will be worth using a faster private search company.

Ensuring planning permission is in place

Your conveyancing solicitor will also order official entries from HM Land Registry, helping to identify any issues. These issues could include limits on the development of the property or outbuildings missing from the title plan.

North East Lincolnshire Council Council Tax

North East Lincolnshire Council calculate council tax on Grimsby homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Tax Band C residential property in Grimsby, the amount of council tax would be £1,585.

Grimsby conveyancing solicitors will inform the buyer of the home's tax band as soon as they are notified.

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 £1,189.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person.

Band North East Lincolnshire Council Tax (2018)
A £1,189
B £1,387
C £1,585
D £1,783
E £2,180
F £2,576
G £2,972
H £3,567

Are you paying more than you should?

In 2016/17, 10 council tax challenges were made, and 0 were approved and the tax was reduced. To appeal contact:

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

Stamp Duty on Grimsby properties

With some exceptions, if you purchase a property over the £125,000 threshold you will have to pay SDLT. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

Our post-completion conveyancing team use case management software to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

This table sets out stamp duty for typical property in Grimsby:

  Average sale price (2017) Stamp Duty Land Tax
Average price £142,663 £353.26
Average price (detached) £186,883 £1,237.66
Average new build £101,593 £0.00
Following the autumn statement, second home buyers have had to pay a 3% SDLT surcharge. So if a second property was bought for £142,663 then the SDLT total will be £7,133.15.

Stamp duty relief for first-time buyers in Grimsby

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Grimsby conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Grimsby

New build site

The drawbacks of buying a leasehold property in England or Wales are well known. The many potential complications awaiting an uninformed buyer include unpaid service charges by the existing leaseholder, doubling ground rents and excessive freehold premiums.

Severe consequences can result from a less-experienced conveyancer's inaccurate leasehold advice.

A specialist conveyancing solicitor in Grimsby will consider potential leasehold issues, including reviewing the lease itself, reviewing correspondence between the freeholder and leaseholder and service charges for relevant date periods.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Grimsby?

New build building site

The average value of a new build property in Grimsby is £54,732, according to data gathered by HM Land Registry. 5 brand new properties have been bought in Grimsby in 2018 so far.

Purchasing a new build home is more involved than any other type of conveyancing. To prevent difficulties arising a Grimsby conveyancing solicitor needs to be conscious of local Grimsby considerations and must check a range of issues, such as helping with mortgage offer extension terms and investigating issues with drains and roads that serve the property.

Our highly qualified new build team are specialists in ensuring that new build contracts favour the client as much as possible and meeting short developer deadlines.

Lincolnshire Conservation areas

Your conveyancing solicitor will need to check whether the residential property you are buying is in one of Grimsby's conservation areas. If it is, the home is affected by constraints. These constraints, referred to as Article 4 Directions, may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations 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 Grimsby.

Conveyancing - Selling a property in Grimsby

The conveyancing process on a property sale is simpler than for a property purchase. For a house purchase, the obligation is on the buyer to determine whether the home they are buying is legally sound.

When selling, conveyancing solicitors in Grimsby acting for the existing owner need only respond to questions set by the buyer's conveyancing solicitor.

What could jeopardise your sale?

Homes will frequently have a series of legal issues (such as chancel repair liability) which could draw out the conveyancing process for weeks.

Property experts will generally suggest that vendors address such issues immediately.

Further reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat or house is quite a lot more involved than for a freehold house.

Grimsby conveyancing solicitors will also perform extra work, which could include collating the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).

So as to resolve any leasehold-related problems sooner, it is highly recommended that the vendor contact a property lawyer as early in the process as possible, preferably before putting the property on the market,.

Can Quittance conveyancers act for both sides?

SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both parties.

If you are buying or selling a property in Grimsby, and a Quittance solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Grimsby to carry out your legal work.

Local Grimsby conveyancing solicitor directory

  • Bg Solicitors LLP, Lauriston House, Town Hall Square, Grimsby, South Humberside, DN31 1JB
  • Grimsby Solicitors Limited, Riverhead Chambers, 9 New Street, Grimsby, South Humberside, DN31 1HQ
  • Bridge McFarland, 19 South St. Marys Gate, Grimsby, North East Lincolnshire, DN31 1JE
  • Claire Parker Limited, New Oxford House, Osborne Street, Grimsby, South Humberside, DN31 1EY
  • Bridge McFarland, 21-23 Wellowgate, Grimsby, South Humberside, DN32 0RA

Conveyancing - Remortgaging a property in Grimsby

Although people consider remortgaging for a range of reasons, homeowners will usually remortgage their home to get a more affordable interest rate.

A proactive conveyancing solicitor in Grimsby can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.

The property lawyer will act for both you and your new lender, in order to confirm the change of lender is recorded at the Land Registry and the lender's capital is protected.

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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