Updated: October 12, 2018

Hockley conveyancing solicitor fees

No Move, No Fee conveyancing in Hockley

Conveyancing solicitor fees are the amounts you pay your Hockley conveyancing solicitor for carrying out the legal work for a property transaction.

How are Hockley conveyancing fees calculated?

Some conveyancing solicitors in Hockley will work on an hourly-rate basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the conveyancing 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 indemnity insurance or bankruptcy searches.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Hockley cost?

While conveyancing fees in Hockley will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Hockley

Purchase conveyancing needs a conveyancing solicitor in Hockley to consider a wide range of issues. Examples of such factors are defective property title (e.g. grant of reservation of rights) and the future saleability of the property.

The purchaser's solicitor will report their findings back to the purchaser, offer pragmatic solutions and confirm that the legal title passes to the new owner.

This article examines those parts of the legal process for conveyancing solicitors in Hockley where additional expertise is helpful.

Your Hockley conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from the HSBC, the Earl Shilton Building Society or any other lender, before you appoint a conveyancing solicitor in Hockley it is paramount that you confirm that they can act in the interests of your lender.

A lot of mortgage lenders will only work with a selected list (their 'panel') of firms that meet strict criteria. If your solicitor is unable to act for your lender, the lender will probably need a second law firm to act in their interests.

The home buyer will be expected to pay this alternate solicitor's costs and the conveyancing process could take much longer.

Neglecting to check the lender panel status of your conveyancing solicitor can mean serious delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Rochford District Council searches

Residential property searches are questions submitted to a number of authorities by Hockley conveyancing solicitors to identify issues affecting your new home.

Banks and building societies also expect searches to be submitted. These include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Hockley properties for local parish repairs.

More specific searches, such as a radon gas search or a contaminated land report, may also be referred to in the initial LA and Environmental searches.

The typical turnaround time for conveyancing searches supplied by Rochford District Council is 15 weeks, so your conveyancer will recommend using a faster search agent.

Planning searches

The buyer's conveyancing solicitor will get an Official Copy of the Title Register from the Land Registry. This will help to expose any potential issues, for example neighbours' rights of access or errors on the title plan.

Rochford District Council Council Tax

The council tax paid by a homeowner is based on a variety of factors that include the number of occupants aged over 18 and the value of the property. For example, the occupier of a Band B residential property in the Rochford District Council area would pay annual council tax of £1,346.

Hockley conveyancing solicitors will inform a buyer of the home's tax band as soon as they are 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 £1,010.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is a 'granny annexe'.

Band Rochford District Council Tax (2018)
A £1,154
B £1,346
C £1,538
D £1,731
E £2,115
F £2,500
G £2,885
H £3,461

What to do if you suspect your new home is incorrectly valued

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
London House
New London Rd
Chelmsford
CM2 0QL
Essex

Stamp Duty on Hockley properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

If your home costs more than £125,000 then you will have to pay Stamp Duty Land Tax.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates stamp duty examples for properties in Hockley:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £396,783 £9,839.15
Average price (detached) £531,357 £16,567.85
Average new build £365,000 £8,250.00

Stamp duty relief for first-time buyers in Hockley

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Higher rates of stamp duty apply to buyers of second residential property in the form of an SDLT surcharge of 3%. Therefore, if a homeowner in Hockley bought a second home for the average price of £396,783 the SDLT would be £31,742.64.

Conveyancing solicitors in Hockley will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Hockley

New build site

The potential risks associated with buying a leasehold property in the UK have been well chronicled in the media. Ground rent multipliers, sinking fund issues and marriage value issues are only some of the many traps lying in wait for the unsuspecting buyer.

Serious financial ramifications can result from a less-experienced lawyer's erroneous leasehold advice.

A good conveyancing solicitor in Hockley will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself
  • any recent demands for service charges and ground rent
  • dealing with freeholders and managing agents
  • service charge retentions

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Hockley?

House under construction

Based on local data compiled by the Land Registry, the average cost of Hockley new build homes is £365,000. 1 brand new homes have been bought in Hockley in 2018 so far.

The legal side of buying a new build property is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a Hockley conveyancing solicitor must be conscious of both region-specific considerations and also will examine a number of areas, e.g. dealing with failures to arrange warranty provider inspections and confirming right of way over drains and sewers.

Our award-winning conveyancing team are experts in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.

Essex Conservation areas

Your conveyancing solicitor will need to check whether the home you are intending to buy is in a conservation area in Hockley. If it is, the property will be affected by certain building controls. Referred to as Article 4 directions, these restrictions can include a range of factors from restrictions on the removal of front boundary walls, to general restrictions governing the use of unsympathetic materials.

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 Hockley.

Conveyancing - Selling a property in Hockley

The legal work involved in a sale of a house or flat usually requires less work than when purchasing. During the sale of a house or flat, the onus is on the buyer to discover whether the title of the property they are buying is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in Hockley acting for the vendor need only answer the buyer's solicitor's formal enquiries.

What could jeopardise your home sale?

A property can be burdened by a series of problems (e.g. having right or way issues (such as being landlocked) or restrictions on how you can use the property) that can protract the conveyancing process.

In general, it is a good idea for vendors to address such issues immediately.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (houses are rarely leasehold) is much more complicated compared to a freehold house.

Hockley conveyancing solicitors will also need to carry out additional work, which could include asking for service charge accounts, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that the vendor contact a solicitor as soon as the property is marketed, if not before,.

What if you are acting for the other side?

SRA regulations prevent the same solicitor from acting on both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.

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

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Conveyancing - Remortgaging a property in Hockley

Whilst homeowners consider remortgaging for a range of reasons, people will usually remortgage to secure a better rate of interest.

A good conveyancing solicitor in Hockley can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

A property lawyer will act for both you and the bank or building society, in order to ensure 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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