Updated: October 12, 2018

Holt conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Holt

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Holt for the legal work associated with buying or selling a property.

How are Holt conveyancing fees calculated?

Some conveyancing solicitors in Holt will work on an hourly-rate basis. We work on a fixed No Sale, No Fee basis, with no hidden extras. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as leasehold information packs or local authority searches.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Holt cost?

While conveyancing fees in Holt will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. a flood plain search, may be needed.

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

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

Conveyancing - Buying a property in Holt

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

It is, however, still the duty of a Holt conveyancing solicitor to investigate the property, and report back in detail to the buyer and the lender, offer pragmatic solutions and register the new owner's title at the Land Registry.

The content below gives assistance for people looking for conveyancing solicitors in Holt for a purchase.

Your Holt conveyancing solicitor must be lender-approved

Before you choose a Holt conveyancing solicitor, it is vital that you check that they are on the panel of your lender, whether you are taking out a mortgage from Barclays Bank, Coutts Finance or any other lender.

The majority of mortgage lenders are only prepared to work with a restricted panel of firms. If a solicitor is unable to act for your lender, the lender will probably need a second solicitor firm to carry out the legal work.

The buyer will be expected to pay this alternate solicitor's fees and significant delays to your move could occur.

Neglecting to check the lender panel membership of your conveyancing solicitor could mean serious delays.

Our solicitors can carry out the legal work for all major and minor lenders.

Searches (North Norfolk District Council)

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by Holt conveyancing solicitors to unearth planning, development and environmental issues that could have an impact on how much the property you are buying will be worth. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilitythere is a risk that some Holt properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specific searches, such as a highways search or a commons registration search, may also be advised in the standard searches.

The typical delivery time for Residential property searches supplied by North Norfolk District Council is 9 weeks, so quicker regulated searches will be recommended.

Finding planning permissions

The conveyancing solicitor acting for the buyer will source official entries from HMLR. This will help to reveal any issues, for example discrepancies with the filed plan or a restrictive covenant against certain alterations.

North Norfolk District Council Council Tax

Council tax is calculated by North Norfolk District Council on property value and the number of people living in the property. The occupier of a property in Band E, for example, would owe annual council tax of £2,140.

A conveyancing solicitor in Holt will inform the purchaser of the home's tax band once they are themselves notified.

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 £1,605.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or where the property (land) is a boat mooring or caravan pitch.

Band North Norfolk District Council Tax (2018)
A £1,167
B £1,362
C £1,557
D £1,751
E £2,140
F £2,529
G £2,919
H £3,502
Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park
Norwich
NR7 0HS
Norfolk

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 0 were upheld and the tax was reduced.

Stamp Duty on Holt properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

If a home is purchased for £125,000 or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

HM Revenue & Customs complications and objections are avoided using the latest integrated conveyancing case management system.

This table sets out SDLT for typical property in Holt:

  Average selling price (2017) Stamp Duty
Average price £413,717 £10,685.85
Average price (detached) £468,291 £13,414.55
Average new build £449,100 £12,455.00

Stamp duty relief for first-time buyers in Holt

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to a surcharge of 3%, even if the property is not let out. So if a second home was bought for £413,717 then the stamp duty total will be £33,097.36.

Conveyancing solicitors in Holt will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Holt

New build site

It is rarely a good idea to purchase a leasehold house or flat without knowing what you are getting into. Increasing ground rents, absent freeholders and costly and undisclosed major works are but a few of the many common complications awaiting an uninformed purchaser.

Erroneous leasehold advice, from a conveyancing solicitor who has only ever dealt with freehold transactions, could lead to serious consequences.

If you are planning to buy a property with a lease, a specialist conveyancing solicitor in Holt will consider potential leasehold issues, such as :

  • checking the lease itself
  • dealing with freeholders
  • service charges and whether they have been collected
  • changes to the terms of the lease
  • share of freehold complexity

Ensure that you are fully-informed regarding your planned purchase - You can call our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Holt?

New build building site

The average cost of a new build home in Holt is £389,995, (Her Majesty's Land Registry data). 5 newly-constructed homes have been bought in Holt in 2018 so far.

The legal side of buying a new build home is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Holt conveyancing solicitor needs to be mindful of local Holt issues and needs to check numerous things, such as handling deposits and ensuring that the contract is in the buyer's favour.

Our highly qualified team of new build conveyancers are experts in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Norfolk

Whether you are going to buy a period cottage or a Victorian terraced house, if the house is in a protected conservation area, your plans to develop the house may not be accepted by North Norfolk District Council.

These constraints, referred to as Article 4 Directions, can include restrictions on the removal of front boundary walls, railings or fences, restrictions on the erection of outbuildings or restrictions preventing paving over the front garden.

The local authority can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Holt's conservation areas.

Conveyancing - Selling a property in Holt

Conveyancing for a sale of a house or flat is less complicated than for a property purchase. When a house or flat changes hands, the burden lies with the purchaser to ensure that the property they are buying can be mortgaged and is free from legal issues.

When selling, conveyancing solicitors in Holt acting for the person selling need only respond to the buyer's solicitor's questions.

What could jeopardise the sale process?

A house or flat will frequently have a series of issues (for example problems with a party wall agreement or a problem with the roof) which may threaten your move.

In most cases, it is recommended for sellers to handle these issues without delay.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is quite a lot more complicated in comparison with a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Holt, for example getting all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

You should instruct a property lawyer as soon as is practicable to reduce the impact of any leasehold-caused delays.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale.

You could contact a property solicitor firm in Holt to undertake your conveyancing, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Holt

Saving money on a lower rate is generally why homeowners decide to switch lenders. There are other reasons, including releasing equity, or fixing the mortgage on a new discounted rate.

You would typically benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Holt. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

The property lawyer carrying out your remortgage should also be able to act for the new bank or building society. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are switching to an interest-only mortgage with the NatWest or to a capped-rate mortgage with the Chelsea Building Society, our remortgage team can assist.

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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