Updated: October 12, 2018

Heysham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Heysham

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

Are Heysham conveyancing fees and costs fixed?

We work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Heysham who will work on an hourly-rate basis. Your quote will set out what fees you will need to pay when your house or flat sale completes.

What are disbursements?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as property searches or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total Heysham solicitor conveyancing fees be?

Though conveyancing fees in Heysham will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a flooding search, may be necessary and Local Authority Search fees can vary.

With Quittance, there are no hidden fees or surprises in the small print. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Heysham

The conveyancing for the purchase of a house or flat will require a conveyancing solicitor in Heysham to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing rights) to mixed-use issues affecting the mortgageability of the property.

The purchaser's solicitor will report their findings back to the purchaser and their lender, offer practical solutions and register the title in the new owner's name.

The following section discusses those residential property types that may carry risks for people looking for conveyancing solicitors in Heysham for a purchase.

Your Heysham conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Santander, Handelsbanken or any other lender, before selecting a conveyancing solicitor in Heysham it is critical that you make sure that they can act in the interests of your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies only accept a selected list (known as a 'lender panel') of legal firms that pass strict selection criteria.

If that is the case, the lender will probably need an alternative law firm to act in their interests, and you will usually need to pay this alternate lawyer's fees. This can push back the completion date of the purchase.

Your property transaction could be threatened by failing to confirm your solicitor's lender panel status.

Quittance Conveyancing are on the panel of all banks and other lenders.

Conveyancing Searches (Lancaster City Council)

Residential property searches are questions asked of various bodies by Heysham conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

Searches are firstly carried out to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a highways authority search or a Forestry Commission search, may also be referred to in the initial LA and Environmental searches.

The approximate lead time for searches from Lancaster City Council is 6 weeks. In these circumstances, faster personal searches will be advisable.

Planning permissions

Office copies will also be ordered from HM Land Registry by the conveyancing solicitor acting for the purchaser, helping to identify any potential issues, such as that a restrictive covenant has been breached or outbuildings lying outside the boundary.

Lancaster City Council Council Tax

The council tax paid by a homeowner is based on a variety of factors e.g. the size and character of the home and the property's value as at 1 April 1991. The occupier of a property in Band B, for example, would owe annual council tax of £1,381.

Conveyancing solicitors in Heysham will inform a buyer of the property's band once they are made aware.

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 £1,036.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the property is a 'granny annexe'. New build property is assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band Lancaster City Council Tax (2018)
A £1,183
B £1,381
C £1,578
D £1,775
E £2,170
F £2,564
G £2,959
H £3,550

Can I dispute my band?

From April 2016 to March 2017, 70 council tax challenges were made, of which 30 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Mitre House
Church St
Lancaster
LA1 1HG
Lancashire

Stamp Duty on Heysham properties

If you are buying a residential property in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k. The normal process is for the conveyancing solicitor to complete the SDLT 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.

Quittance Conveyancing's integrated conveyancing case management system integrates with electronic filing systems to ensure that the SDLT is paid quickly.

See examples for typical Lancashire properties:

  Average sale price (February 2018) SDLT
Average price £167,869 £857.38
Average price (detached) £293,407 £4,670.35
Average new build £108,013 £0.00
Higher rates of stamp duty apply to buyers of second home in the form of a stamp duty surcharge of 3%. For example, if a homeowner bought a second property in Heysham for the average price of £167,869 the stamp duty would be £8,393.45.

Stamp duty relief for first-time buyers in Heysham

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

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

Buying a flat? Leasehold conveyancing in Heysham

New build site

Over 100,000 UK property owners face property leases with problematic lease terms. Numerous legal issues could be awaiting the unsuspecting buyer, such as reversionary interests and ground rent multipliers.

Inaccurate leasehold advice, from a conveyancer with limited leasehold experience, can have costly, long-term consequences.

If you intend to purchase a leasehold property, a experienced conveyancing solicitor in Heysham will consider potential leasehold issues, such as :

  • sometimes ancient and arcane lease documents
  • managing agent practices
  • possible service charge shortfalls
  • plans to collectively purchase the freehold

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Contact Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Heysham?

House being built

The average cost of Heysham new build property is £216,029, (HM Land Registry figures). 83 new build houses and flats have been bought in Heysham in 2018 so far.

The legal work for acquiring a new build property is generally more complex than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Heysham must be mindful of local Heysham issues and needs to check a range of issues, like working to tight developer deadlines and dealing with incomplete service connection agreements.

Our team of new build conveyancers deliver an impartial view of the legal title of the house or flat, scrutinising contract concerns ranging from unfair leasehold conditions to an assessment of other risks, such as flood risk.

Conservation areas in Lancashire

Whether you are buying a period country house or a period townhouse, if the home is in a designated conservation area, any changes you can make to the home may not be allowed by the local authority.

These building controls, referred to as Article 4 Directions, can include a range of factors from restrictions on the addition of cladding, to limitations on skylights.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Heysham.

Conveyancing - Selling a property in Heysham

Conveyancing for a house sale is less complicated than for a property purchase. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to validate that the property's title is mortgageable and free from legal issues.

With a sale, conveyancing solicitors in Heysham acting for the existing owner for the most part just answer the purchaser's enquiries.

What could put your sale at risk?

Hurdles, like missing planning regulations, can significantly jeopardise your home move if they are ignored.

Property experts generally advise that sellers tackle such issues head on.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

Conveyancing for a leasehold flat or house is a great deal more time-consuming than for a freehold property.

Heysham conveyancing solicitors must usually carry out further legal work, such as getting all relevant freeholder information, through to a copy of any health and safety assessment for the common parts.

It is highly recommended that you contact a leasehold specialist as early as possible to reduce delays.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a property in Heysham, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a property solicitor firm in Heysham to carry out your conveyancing.

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Conveyancing - Remortgaging a property in Heysham

Whilst homeowners consider remortgaging for a range of reasons, homeowners will generally remortgage their home to get a more attractive interest rate.

A good conveyancing solicitor in Heysham can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

It is crucial that the property lawyer handling your remortgage can also act for the new mortgage provider. Our conveyancing team are on all major UK lenders' panels, so no matter whether you are moving to an offset mortgage with the Royal Bank of Scotland or to a joint mortgage with the Yorkshire 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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