Updated: October 12, 2018

Helston conveyancing solicitor fees

No Move, No Fee conveyancing in Helston

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Helston for the legal work associated with moving home.

How are Helston conveyancing fees calculated?

Our solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Helston who carry out the legal work on a cost per hour basis. Your conveyancing quote explains what fees you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

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 HMLR fees or managing agent information.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Helston solicitor conveyancing fees be?

Helston conveyancing solicitor fees will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, e.g. a historic mining search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote 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 Helston

Caveat emptor (buyer beware), was a key part of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and the buyer still will need to investigate the house or flat they plan to buy.

A Helston conveyancing solicitor will offer suggestions and advice once their enquiries are complete, make practical suggestions and confirm that the legal title passes to the new owner.

The content below examines elements of the legal process for conveyancing solicitors in Helston where specialist conveyancing skills may be essential.

Your Helston conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as Barclays Bank, to a less common lender like the Tipton & Coseley Building Society. Before you select a Helston conveyancing solicitor, it is critical that you make sure that they can act in the interests of your chosen lender.

Most lenders only accept a selected list (their 'panel') of firms that meet stringent criteria. If your solicitor is unable to act for your chosen lender, the lender will likely require an alternative legal firm to carry out the legal work.

The buyer will usually need to pay this substitute solicitor's fees, and weeks could be added to the conveyancing process.

Your home move can be seriously delayed if you fail to confirm your conveyancing solicitor's lender panel status.

Our conveyancing solicitors can act on behalf of all mortgage providers.

Cornwall Council searches and other searches

Residential property searches are enquiries made of various authorities by Helston conveyancing solicitors to identify information and potential issues affecting your planned purchase.

Searches are primarily carried out to meet lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specific searches, such as a highways search or a disadvantaged area search, may also be referred to in the standard search results.

Purchasers will have to endure a wait of around 8 weeks for searches supplied by Cornwall Council. In these circumstances, faster personal searches will be recommended.

Planning searches

Official Entries (or 'office copies') will also be obtained by your conveyancing solicitor. This will help to highlight planning issues, such as discrepancies between the property boundaries and the title plan or rights or restrictions on how the property may be used.

Cornwall Council Council Tax

The council tax paid by a homeowner is based on various factors which include the location of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance the occupier of a Valuation Band E property in the Cornwall Council area would pay annual council tax of £2,166.

A conveyancing solicitor in Helston will inform the purchaser of the property's band once this is confirmed by the searches.

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 £1,625.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property is uninhabitable. Homes built after 1991 are assessed by the Valuation Office Agency.

Band Cornwall Council Tax (2018)
A £1,182
B £1,378
C £1,575
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545

Can I dispute my council tax rate?

The Valuation Office Agency should reassess a property's band on request. To appeal contact:

Valuation Office Agency
Penhaligon House
Trinity St
St. Austell
PL25 5FA

Stamp Duty on Helston properties

A purchaser will usually need to pay stamp duty if the home they are buying is valued at over £125,000.

The SDLT1 form is seven pages long, and HMRC (formerly Inland Revenue) fines those who delay in completing and returning it.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use state-of-the-art case management system to ensure that SDLT is paid immediately after completion.

This table sets out Stamp Duty Land Tax for typical property in Helston:

  Average selling price (2017) SDLT
Average price £276,260 £3,813.00
Average price (detached) £336,612 £6,830.60
Average new build £141,282 £325.64
Following the recent budget statement, second home buyers have had to pay a higher SDLT rate of 3%. Therefore, if a homeowner in Helston bought a second home for the average price of £276,260 the SDLT would be £22,100.80.

Stamp duty relief for first-time buyers in Helston

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

Helston conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Helston

New build site

Purchasing a leasehold house or flat can be complex, compared to purchasing a freehold property. The many potential complications awaiting an uninformed purchaser include:

  • absent freeholders
  • leases with fewer than 80 years to run
  • doubling ground rents
Severe consequences can result from a solicitor's misguided leasehold advice.

A experienced conveyancing solicitor in Helston will address aspects of leasehold, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charges, ground rents and buildings insurance arrangements
  • managing agent or landlord enquiries
  • leases approaching 80 years remaining

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Helston?

House under construction

The average purchase price of new build homes in Helston is £141,282. 14 newly-constructed homes were purchased in Helston last year.

Acquiring a new build home is more complex than any other type of conveyancing. Therefore a Helston conveyancing solicitor needs to be mindful of local Helston considerations and must consider a range of factors, like handling unreasonable delays and ensuring that the contract is in the buyer's favour.

Our new build conveyancing department will provide an independent appraisal of the legal title of the house or apartment, paying close attention to factors like unfair leasehold conditions and likely freehold acquisition traps.

Cornwall Conservation areas

Whether you are going to buy a thatched cottage or a Victorian terraced house, if the home is in a defined conservation area, any changes you can make to the home might not be accepted by Cornwall Council.

These restrictions can include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

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 Helston.

Conveyancing - Selling a property in Helston

The legal process for a property sale is less complicated than when purchasing. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to make sure that the property they are buying does not have any legal issues.

With a sale, conveyancing solicitors in Helston acting for the seller only need to answer the buyer's questions.

Why do sales fall through?

Obstacles, such as excessive service charges, can actually frustrate your home move if they are ignored.

It is not recommended that you put off finding a solution, hoping the issue will fix itself. Get advice and attempt to resolve it at the earliest stage.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is much more protracted compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Helston must undertake additional work, for example obtaining the latest service charge and ground rent statement, through to details of any deed of variation.

It is strongly advised that you contact a property lawyer with leasehold experience as soon as possible, ideally before putting the property on the market, to avoid undue delays.

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

CLC-regulated conveyancers can act for both sides. However, SRA rules restrict a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a home in Helston, and one of our conveyancing solicitors is acting for the other side, you could contact a property solicitor firm in Helston to carry out your legal work.

Local Helston conveyancing solicitor directory

  • Randle Thomas LLP, 2 Wendron Street, Helston, Cornwall, TR13 8PP
  • Borlase and Company, 45 Coinagehall Street, Helston, Cornwall, TR13 8EU
  • Nalders LLP, 32a Coinagehall Street, Helston, Cornwall, TR13 8EQ

Conveyancing - Remortgaging a property in Helston

The most common reason people remortgage their home is to get a better interest rate. There are any number of other reasons to switch lenders or mortgage deals, including wanting a more flexible mortgage, or wanting to borrow more.

Homeowners can benefit from a lower rate faster by using a more efficient conveyancing solicitor in Helston, working to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a key consideration when getting the mortgage rate you want.

To ensure that the lender's investment is secured, the property lawyer handling your remortgage will act for both you and the mortgage lender.

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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