Updated: October 12, 2018

Hucknall conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hucknall

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

Do Hucknall conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Hucknall work on a fees per hour basis. We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your quote will explain what fees you will need to pay when your sale or purchase completes.

What are disbursements?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like landlord's notice fees or Stamp Duty Land Tax (SDLT).

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Hucknall cost in total?

Hucknall conveyancing fees will not vary. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a mining search, may be needed.

With Quittance, there are absolutely no hidden fees. For a standard conveyancing transaction, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Hucknall

As a key part of the conveyancing for a property buyer, a Hucknall conveyancing solicitor will examine the draft contract and investigate the title of the property and make their "report on title".

The purchaser's solicitor will make recommendations following their enquiries, deal with any legal issues and ensure the title is transferred to the new owner.

The following section sets out recommendations for homebuyers looking for conveyancing solicitors in Hucknall.

Your Hucknall conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a less common lender like the Market Harborough Building Society or a major lender such as Santander, before you instruct a conveyancing solicitor in Hucknall it is essential that you check that they are on the approved panel of your lender.

A lot of banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of firms. If a solicitor cannot act for your lender, the lender will need a second firm to complete the legal work.

The home buyer will usually need to pay this alternative solicitor's fees, and weeks could be added to the conveyancing process.

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

Quittance Conveyancing are approved to act for all mortgage lenders.

Residential Property Searches (Ashfield District Council)

Searches are enquiries made of government bodies by Hucknall conveyancing solicitors to provide information about your planned purchase. They include:

Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitythere is a risk that some Hucknall properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

You will be told if your lender requires any more searches, for example a radon gas search or an energy search.

Property purchasers can expect a lead time of around 2 weeks for searches ordered from Ashfield District Council, so your solicitor will instead apply for quicker personal searches.

Checking planning permission status

Official Entries will also be sourced from the Land Registry by your conveyancing solicitor. This helps to find any planning issues. These issues could include restrictions that limit alterations or the title plan showing only very general boundaries.

Ashfield District Council Council Tax

Council tax is calculated by Ashfield District Council on property value and the number of people living in the property. E.g. for an average Valuation Band D property in Hucknall, the council tax due would be £1,887 per year.

Hucknall conveyancing solicitors will inform the buyer of the property's band after this is confirmed by the searches.

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 £1,415.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or if the property is left empty by someone receiving medical treatment.

Band Ashfield District Council Tax (2018)
A £1,258
B £1,467
C £1,677
D £1,887
E £2,306
F £2,725
G £3,144
H £3,773

Is your new home in the wrong band?

The Valuation Office Agency should reassess a property's band on request. To appeal contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd

Stamp Duty on Hucknall properties

With some exceptions, if you purchase a property over the £125k threshold you will have to pay Stamp Duty Land Tax. After a property sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

Quittance Conveyancing's case management system are fully integrated with HMRC's electronic filing gateway.

This table sets out SDLT for property in Nottinghamshire:

  Average sale price (2017) Stamp Duty
Average price £195,058 £1,401.16
Average price (detached) £271,608 £3,580.40
Average new build £230,252 £2,105.04
Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Hucknall bought a second property for the average price of £195,058 the SDLT would be £9,752.90.

Stamp duty relief for first-time buyers in Hucknall

In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000.

Conveyancing solicitors in Hucknall will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Hucknall

New build site

The drawbacks associated with buying a leasehold flat in the UK are increasingly coming to light. The numerous common problems lying in wait for an uninformed buyer could include:

  • overpriced managing agent packs
  • absent freeholders
  • short leases
  • ground rent multipliers
Erroneous leasehold advice, from a solicitor lacking in specialist knowledge, could have serious financial consequences.

A experienced conveyancing solicitor in Hucknall will investigate aspects of the leasehold purchase, e.g. :

  • understanding regional and era-specific nuances of leases
  • reviewing correspondence between the freeholder and leaseholder
  • service charges, ground rents and buildings insurance arrangements
  • proposed major works (Section 20 notices)

Make sure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Hucknall?

House under construction

According to HMLR information, 73 new build houses and flats have been bought in Hucknall in 2018 so far. The average value of new build homes in Hucknall is £220,866.

The legal work for acquiring a new build is more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Hucknall must be conscious of local issues and will examine a number of areas, including dealing with failures to arrange warranty provider inspections and ensuring new estate roads are adopted.

Our team of new build conveyancers deliver an impartial appraisal of the legal title of the house or apartment, with close attention paid to considerations like the home's future marketability and an assessment of other risks, such as flood risk.

Nottinghamshire Conservation areas

Purchasing property in a conservation area can ensure that the street's unique character is protected. However, conservation area restrictions will affect your property.

These building controls, called Article 4 Directions, could include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

The local planning 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 Hucknall's conservation areas.

Conveyancing - Selling a property in Hucknall

The legal process for a sale of a house or flat is simpler than for a property purchase. The purchaser will carry out a full legal review into the property and its legal title. Conveyancing solicitors in Hucknall acting for the vendor simply answers the buyer's questions.

What could put the sale of your home at risk?

Obstacles, such as a landlord dispute on a leasehold property, can significantly delay a transaction.

You shouldn't ignore this and hope any such problems will go away. Instead, speak to an expert and tackle it proactively.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat is significantly more complex in comparison with a freehold house.

Hucknall conveyancing solicitors must usually carry out further legal work, and this could include collating the latest service charge and ground rent statement, through to any details of any ongoing enfranchisement process.

It is highly recommended that you instruct leasehold-specialist property lawyer as early in the process as possible, and ideally before marketing the property, to ensure any legal complexity is correctly handled.

What if Quittance conveyancers are acting for the other side?

SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.

If you are buying or selling a house or flat in Hucknall, and a Quittance conveyancing solicitor is acting for the other side, you could contact a local Hucknall conveyancing solicitor firm to handle your legal work.

Local Hucknall conveyancing solicitor directory

  • Edward Hands & Lewis Limited, Belmont House, Station Road, Hucknall, Nottingham, NG15 7UE
  • Robert Barber & Sons, 35a Watnall Road, Hucknall, Nottingham, Nottinghamshire, NG15 7LD

Conveyancing - Remortgaging a property in Hucknall

People remortgage their home for a number of reasons, such as extending the mortgage term, or switching from interest-only to repayment. By far the most common reason, however, is to secure a better rate of interest.

Homeowners would typically benefit from a better rate sooner with a more proactive conveyancing solicitor in Hucknall. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

In order to certify that the lender's capital is protected, the property lawyer handling your remortgage 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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