Updated: October 12, 2018

Heanor conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Heanor

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Heanor for carrying out the legal work for a property transaction.

How are Heanor conveyancing fees calculated?

Some conveyancing solicitors in Heanor offer services on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no unexpected, additional costs. Your conveyancing quote will set out what you will pay when your property transaction has completed.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as identity verification checks or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Heanor cost?

While conveyancing fees in Heanor will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, such as utilities searches, may be necessary.

There are no hidden costs or nasty surprises with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Heanor

When carrying out the conveyancing for a homebuyer, a Heanor conveyancing solicitor will look into the legal ownership rights or 'title' of the property and make their "report on title".

After making their enquiries the solicitor will make recommendations and will offer practical solutions and confirm that the legal title passes to the new owner.

The content below examines the aspects of the buying process for conveyancing solicitors in Heanor that demand specialist knowledge.

Your Heanor conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from NatWest, the Barnsley Building Society or any other lender, before you choose a conveyancing solicitor in Heanor it is essential that you check that they can act for your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some lenders only accept a restricted panel of solicitors or licensed conveyancers.

Under these circumstances, the lender will need a second law firm to complete the legal work, and you will be expected to pay this alternate solicitor's costs. This can mean the process takes much longer.

Neglecting to check the lender panel membership of your solicitor can mean significant delays.

Quittance Conveyancing are on the panel of all lenders.

Residential Property Searches (Amber Valley Borough Council)

Searches are submitted by Heanor conveyancing solicitors to identify any pertinent information that could possibly undermine how much the property you are purchasing is worth.

Mortgagees almost always need certain searches to be applied for. Required searches will include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Your lawyer will make you aware if your mortgage lender needs any further searches, for example a highways authority search or a Forestry Commission search.

Amber Valley Borough Council has a usual turnaround time of 14 weeks for searches, so faster personal searches will be preferred.

Planning issues

Office copies will also be obtained by the conveyancing solicitor acting for the purchaser. This will help to expose planning issues, for example outbuildings lying outside the boundary or neighbours' rights of access.

Amber Valley Borough Council Council Tax

The council tax paid by a homeowner is based on a number of factors including the size and layout of the property and the assessed value of the property in April 1991. The occupier of a property in Band B, for example, would owe annual council tax of £1,361.

Heanor conveyancing solicitors will inform a purchaser of the property's tax band once they are themselves notified.

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 £1,021.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if an occupier is an apprentice school leaver or YTS trainee. A property built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Amber Valley Borough Council Tax (2018)
A £1,167
B £1,361
C £1,556
D £1,750
E £2,139
F £2,528
G £2,917
H £3,501

Are you paying more than you should?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

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

Stamp Duty on Heanor properties

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125k. Given the complexity of the SDLT1 tax return form, only the fearless would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.

HMRC (formerly Inland Revenue) objections are avoided using the latest integrated case management system.

See table below for Stamp Duty Land Tax examples for properties in Heanor:

  Average sale price (2017) Stamp Duty Land Tax
Average price £144,578 £391.56
Average price (detached) £202,029 £1,540.58
Average new build £166,098 £821.96

Stamp duty relief for first-time buyers in Heanor

In 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Higher rates of stamp duty apply to buyers of second home in the form of a higher SDLT rate of 3%. For example, if an existing homeowner bought a second home in Heanor for the average price of £144,578 the stamp duty would be £7,228.90.

Conveyancing solicitors in Heanor should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Heanor

New build site

Data suggests that over 100,000 UK property owners are trapped in leases with unreasonable conditions. The many potential traps lying in wait for the unsuspecting purchaser include unreasonable lease extension premiums, exponential ground rents and sub-letting restrictions.

Erroneous leasehold advice, from a solicitor lacking in specialist knowledge, could lead to serious consequences.

A good conveyancing solicitor in Heanor will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (many leases are decades old)
  • annual statements of account and budgets for service charges
  • dealing with landlords
  • insurance covenants

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Heanor?

New build site

Based on local data sourced by the Land Registry, the average purchase price of a new build property in Heanor is £151,950. 2 new build homes have been bought in Heanor in 2018 so far.

A new-build conveyancing solicitor in Heanor will need to be familiar with local issues and the extra complexities of new build, including checking the suitability of new build insurance, handling initial Land Registry registration and registering ownership with warranty providers such as NHBC, Advantage and BLP.

Our team of new build conveyancers deliver an independent view of the legal title of the property, paying close attention to factors like the home's subsequent marketability and possible freehold acquisition traps.

Derbyshire Conservation areas

Your conveyancing solicitor will check if the house you are buying is in a conservation area in Heanor. If it is, the home could be affected by specific constraints. These restrictions, referred to as Article 4 Directions, could include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

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

Conveyancing - Selling a property in Heanor

Conveyancing for a sale of a house or flat is generally simpler than for a purchase. The purchaser does a thorough legal appraisal on the legal title of your home, whereas conveyancing solicitors in Heanor acting for the vendor merely collects all documents and information relating to the property and answers the buyer's questions .

What factors could threaten your sale?

A home can face legal problems (such as restrictions on how you can use the property or not being insurable) that have the capacity to threaten the completion of a sale.

It is best not to procrastinate as it is the buyer's solicitor's job to spot problems. Instead, you should talk to a professional and attempt to resolve it promptly.

Further reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold flat is much more technical than it is for a freehold home.

Conveyancing solicitors in Heanor will also need to carry out additional work, which could include writing to the landlord for service charge accounts, through to a copy of the buildings insurance for the common parts.

It is recommended that you instruct a leasehold-specialist lawyer as soon as the property is marketed, if not before, to avoid undue delays.

What if Quittance is 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 house sale.

You could instruct a property solicitor firm in Heanor to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Heanor conveyancing solicitor directory

  • Broadbents Solicitors LLP, 14 High Street, Heanor, Derbyshire, DE75 7EX

Conveyancing - Remortgaging a property in Heanor

Although there are many reasons to remortgage, people will generally remortgage a home to get a more attractive interest rate.

You can enjoy the benefits of a better rate earlier with a more proactive conveyancing solicitor in Heanor, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

The property lawyer handling the remortgage should also be able to act for your preferred bank or building society. Our conveyancers are on all major UK lenders' panels, so whether you are moving to a lifetime tracker mortgage with Santander or to a joint mortgage with the Market Harborough Building Society, Quittance 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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