Updated: October 12, 2018

Horncastle conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Horncastle

Conveyancing solicitor fees are the amounts you pay your Horncastle conveyancing solicitor for the legal work associated with moving home.

Are Horncastle conveyancing fees and costs fixed?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Horncastle who offer services on a price per hour basis. Your quote will set out exactly what you will be charged when your sale or purchase completes.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as bankruptcy checks or office copies and title plans.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Horncastle cost?

Though conveyancing fees in Horncastle will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Horncastle

The conveyancing for a property buyer will need a Horncastle conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. missing easements) to factors affecting the mortgageability (e.g. a short lease).

The purchaser's solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), solve outstanding issues and ensure that the full legal ownership is transferred.

The following section provides advice for buyers who need conveyancing solicitors in Horncastle.

Your Horncastle conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Halifax, Bluestone Mortgages or any other lender, before you appoint a conveyancing solicitor in Horncastle you need to check that they are on the panel of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies will only accept a restricted list (called a 'lender panel') of law firms that meet stringent criteria.

If this is the case, the lender will likely require a second solicitor firm to carry out the legal work, and you will usually need to pay this alternate lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your purchase can be seriously delayed if you fail to confirm your property solicitor's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (East Lindsey District Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Horncastle conveyancing solicitors to help spot any pertinent information that might affect how much your house or flat will be worth.

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

More pertinent searches, such as a highways authority search or a commons registration search, may also be recommended following the initial searches.

Property purchasers should expect to wait up to 35 weeks for LA searches obtained from East Lindsey District Council, so faster personal (as opposed to official) searches will be recommended.

Planning searches

The buyer's conveyancing solicitor also obtains the Title Register from the Land Registry, helping to identify any issues. These issues could include a difference between the agent's floorplan and the title plan or limits on the development of the property.

East Lindsey District Council Council Tax

East Lindsey District Council calculate council tax on Horncastle homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Tax Band D residential property in Horncastle, the amount due would be £1,641.

Horncastle conveyancing solicitors will inform a buyer of the home's tax band once this is confirmed by the searches.

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 £1,231.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the resident is living in long term residential care.

Band East Lindsey District Council Tax (2018)
A £1,094
B £1,277
C £1,459
D £1,641
E £2,006
F £2,371
G £2,736
H £3,283

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

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Queensgate House
12 Silver St
Lincoln
LN2 1EW
Lincolnshire

In 2016/17, 30 council tax challenges were made, and 10 saw a subsequent reduction.

Stamp Duty on Horncastle properties

With some exceptions, if you purchase a property over the £125k threshold you will have to pay stamp duty. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to HM Revenue and Customs (HMRC) as quickly as possible.

See table below for Stamp Duty Land Tax examples for homes in Horncastle:

  Average selling price (2017) SDLT
Average price £201,500 £1,530.00
Average price (detached) £248,337 £2,466.74
Average new build - -

Stamp duty relief for first-time buyers in Horncastle

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. Therefore, if a homeowner in Horncastle bought a second home for the average price of £201,500 the SDLT would be £10,075.00.

Horncastle conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Horncastle

New build site

The potential risks of buying a leasehold property in England or Wales are generally well known. Spiralling ground rents, unfair clauses in the lease and unreasonable managing agent fees are but a few of the many traps lying in wait for the unsuspecting buyer.

Serious financial ramifications can result from an inexperienced lawyer's inaccurate leasehold advice.

A expert conveyancing solicitor in Horncastle will consider possible leasehold issues, including short leases, any recent demands for service charges and ground rent and reviewing the lease itself.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Horncastle?

New build building site

The average sale price of Horncastle new build homes is -. - new builds -.

The legal work for acquiring a new build requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Horncastle must be aware of both region-specific factors and also needs to check a range of issues, e.g. handling equity loan schemes and investigating issues with drains and roads that serve the property.

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

Lincolnshire Conservation areas

Moving to a conservation area should mean that the street's character will not drastically alter. However, conservation area constraints will affect your home.

These constraints, called Article 4 Directions, may include restrictions on the use of PVC windows, restrictions on the erection of outbuildings or general restrictions governing the use of non-traditional materials.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Horncastle.

Conveyancing - Selling a property in Horncastle

The legal side of a sale of a house or flat is less complicated than for a purchase. For a house purchase, the principle of 'buyer beware' means that the onus is on the buyer to make sure that the property they are purchasing is not legally defective.

With a sale, conveyancing solicitors in Horncastle acting for the current owner effectively just answer the purchaser's enquiries.

What could jeopardise your sale?

Common issues, like not being registered at the Land Registry, have the potential to threaten the sale process.

Don't shy away from finding a solution in the hope that any issues won't be spotted. The best course of action is to get professional advice and work to resolve it as early as possible.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat (leasehold houses are uncommon) is much more complex compared to a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Horncastle, including obtaining the latest service charge and ground rent statement, through to details of any consents for alterations.

It is generally a good idea to get a conveyancer as soon as possible to mitigate (somewhat inevitable) leasehold delays.

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

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, SRA rules prevent the same solicitor from acting on both sides in a house sale.

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

Local Horncastle conveyancing solicitor directory

  • Chattertons Legal Services Limited, 5 South Street, Horncastle, Lincolnshire, LN9 6DS
  • Wilkin Chapman Group Ltd, 7 Bull Ring, Horncastle, Lincolnshire, LN9 5HX

Conveyancing - Remortgaging a property in Horncastle

Whilst there are many reasons to consider remortgaging, homeowners will usually remortgage a home to reduce the monthly repayments.

Homeowners would typically benefit from a better rate earlier with a more efficient conveyancing solicitor in Horncastle, reducing the time the conveyancing takes to complete. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing your preferred rate.

To confirm that the mortgage provider's interests are protected, the property lawyer will represent both you and your new bank or building society.

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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