Updated: October 12, 2018

High Peak conveyancing solicitor fees and costs

No Move, No Fee conveyancing in High Peak

Conveyancing solicitor fees are what you pay your High Peak conveyancing solicitor for carrying out the legal work for a property transaction.

How are High Peak conveyancing fees calculated?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in High Peak who 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?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as HMLR fees or office copies.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in High Peak cost?

Conveyancing solicitor fees in High Peak will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, additional region-specific searches, e.g. a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance. To calculate the conveyancing fees for your move, 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 High Peak

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 High Peak conveyancing solicitor to investigate the property, and deliver their report on title to the purchaser, assist in resolving any issues and register the new owner's title at the Land Registry.

This article gives advice for people looking for conveyancing solicitors in High Peak for a purchase.

Your High Peak conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a niche lender like Platform, to a major lender such as RBS. Before selecting a conveyancing solicitor in High Peak, whoever you choose, it is critical that you make sure that they can represent your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders are only happy to work with a restricted panel of legal practices that meet stringent criteria.

Should this be the case, the lender will need an alternative firm to carry out the legal work, and you will usually need to pay this alternative lawyer's fees. The additional work can mean the process takes much longer.

The conveyancing process could be threatened by failing to check your conveyancing solicitor's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all lenders.

High Peak Borough Council searches

Residential property searches are carried out by High Peak conveyancing solicitors to help identify any wider issues that could reduce how much the property you are purchasing will be worth. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilityinvolves 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.

Homebuyers will be made aware if your lender wants any further searches, for example a more detailed flood report or a ground stability report.

Buyers could experience a delay of up to 7 weeks for searches delivered by High Peak Borough Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning permissions

Official Entries (or 'office copies') will also be applied for from the Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to reveal potential planning issues, for example that a restrictive covenant has been breached or discrepancies with the filed plan.

High Peak Borough Council Council Tax

High Peak Borough Council calculate your council tax based on various criteria including the number of people living at the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, a property in the High Peak Borough Council area in Band B would pay £1,357 per annum.

A conveyancing solicitor in High Peak will inform a purchaser of the property's tax 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 reduces the tax due to 75% which would equal £1,018.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the home is left unoccupied by a student. Homes constructed after 1991 are assessed by the Valuation Office Agency.

Band High Peak Borough Council Tax (2018)
A £1,163
B £1,357
C £1,551
D £1,745
E £2,133
F £2,521
G £2,908
H £3,490

Does anyone ever challenge their valuation?

To challenge your banding contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

A homeowner can ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.

Stamp Duty on High Peak properties

Steep fines await those who miss the Stamp Duty Land Tax payment deadline. SDLT is only applicable to homes where the purchase price exceeds £125,000.

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

See stamp duty examples for properties in High Peak:

  Average sale price (2017) SDLT
Average price £209,199 £1,683.98
Average price (detached) £314,456 £5,722.80
Average new build £231,603 £2,132.06

Stamp duty relief for first-time buyers in High Peak

Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300,000. Homeowners must pay a higher rate of SDLT when buying a second home. E.g. if a second home was bought for £209,199 then the SDLT including the surcharge would be £10,459.95. .

High Peak conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in High Peak

New build site

It has been recently reported that over 100,000 property owners in the UK face leases with problematic conditions. Exponential ground rents, incomplete management company accounts and excessive freehold premiums are but a few of the frequent complications lying in wait for the unsuspecting purchaser.

Severe consequences can result from an inexperienced lawyer's bad leasehold advice.

If you intend to purchase a property with a lease, a expert conveyancing solicitor in High Peak will address aspects of leasehold, including reviewing the lease itself (many leases are decades old), managing agent or landlord enquiries and service charges, ground rents and buildings insurance arrangements.

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

Buying a 'New Build' property in High Peak?

New build building site

According to HMLR information, 10 new build houses and flats have been bought in High Peak in 2018 so far. The average sale price of a new build home in High Peak is £199,503.

Buying a new build can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in High Peak must be mindful of local High Peak factors and will need to investigate several key factors, such as handling structural guarantees and handling withdrawal under the Consumer Code for Housebuilders.

Our highly qualified new build conveyancing team specialise in meeting short developer deadlines and new build purchases.

Conservation areas in Derbyshire

Whether you are purchasing a listed character property or a period townhouse, if the property is in a defined conservation area, your plans to develop the property may not be permitted by High Peak Borough Council.

These building controls may include:

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

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

Glossop Wren Nest, Glossop St James and Buxton Central are among the conservation areas in High Peak. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in High Peak.

Conveyancing - Selling a property in High Peak

The legal process for a sale of a home is less demanding than when buying. When buying, the burden lies entirely with the buyer to satisfy themselves that the property's title is not legally defective.

With a sale, conveyancing solicitors in High Peak acting for the person selling just answer enquiries made on behalf of the buyer.

What factors could threaten your sale?

Issues, like being situated on an unadopted road, can potentially endanger your move if not dealt with promptly.

Property specialists will generally advise to sellers that they face any such problems head on and fix them.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is significantly more involved in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in High Peak must carry out additional legal work, which could include collating an up-to-date service charge statement or any documentation relating to forfeiture proceedings.

To accelerate the handling of the leasehold work, it is highly recommended that the seller instructs a leasehold-specialist conveyancer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both sides?

A conveyancer regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a home in High Peak, and one of our conveyancing solicitors is acting for the other side, you can contact a property solicitor firm in High Peak to handle your legal work.

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Conveyancing - Remortgaging a property in High Peak

By far the most common reason homeowners remortgage their home is to get a more affordable interest rate. Other reasons to think about remortgaging include the current mortgage deal coming to an end, or funding a one-off purchase.

A good conveyancing solicitor in High Peak will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a critical factor in securing your preferred rate.

In order to ensure that the mortgage provider's interests are protected, a property lawyer 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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