Updated: October 12, 2018

Hunstanton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hunstanton

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

How are Hunstanton conveyancing fees calculated?

Some conveyancing solicitors in Hunstanton will work on an hourly rate, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden fees. Your conveyancing quote will set out what you will pay when your sale or purchase completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like ID checks or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Hunstanton cost in total?

Conveyancing solicitor fees in Hunstanton should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a historic mining search, may be needed.

There are no hidden costs or nasty surprises with Quittance. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate your conveyancing fees, 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 Hunstanton

When carrying out the conveyancing for a homebuyer, the Hunstanton conveyancing solicitor will investigate the title of the property and make their "report on title".

The buyer's lawyer will give advice once their enquiries are complete, help with resolving any problems and confirm that the legal title passes to the new owner.

The following discusses elements of the legal process for conveyancing solicitors in Hunstanton that warrant specialised skills.

Your Hunstanton conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Pepper Homeloans, NatWest or any other lender, before instructing a conveyancing solicitor in Hunstanton it is very important that you make sure that they can act in the interests of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some lenders only accept a restricted list (called a 'lender panel') of legal firms.

If this is the case, the lender will need an alternative legal firm to carry out the legal work, and you will be expected to pay this second lawyer's fees. Resulting delays can jeopardise the whole purchase.

Not checking your property solicitor's lender panel status can result in significant delays.

Our solicitors are approved members of all lender panels.

Conveyancing Searches (King's Lynn & West Norfolk Borough Council)

Property searches are enquiries made of government bodies by Hunstanton conveyancing solicitors to identify issues affecting your planned purchase. They include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Hunstanton properties for local parish repairs.

Your lawyer will tell you if your mortgage lender requires any further searches, for example a highways authority search or a disadvantaged area search.

King's Lynn & West Norfolk Borough Council has a typical turnaround time of 15 weeks for LA searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning documents

Official Entries will also be sourced from HM Land Registry by your conveyancing solicitor. This will help to identify any issues, such as outbuildings missing from the title plan or limits on the development of the property.

King's Lynn & West Norfolk Borough Council Council Tax

As a homeowner in Hunstanton, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Tax Band D house in Hunstanton, the amount payable would be £1,733 per year.

A conveyancing solicitor in Hunstanton 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 £1,300.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is left empty by someone receiving medical treatment. New build homes are assessed by the Valuation Office Agency and allocated a banding.

Band King's Lynn & West Norfolk Borough Council Tax (2018)
A £1,155
B £1,348
C £1,540
D £1,733
E £2,118
F £2,503
G £2,888
H £3,465

Could I be overpaying council tax?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
3rd Floor
New Rd

Stamp Duty on Hunstanton properties

Steep fines await those who miss the stamp duty payment deadline. If the purchase price of the home you intend to buy is over the £125,000 threshold, you must pay Stamp Duty Land Tax.

Quittance Conveyancing is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

See stamp duty examples for properties in Hunstanton:

  Average selling price (2017) Stamp Duty
Average price £291,500 £4,575.00
Average price (detached) £456,775 £12,838.75
Average new build £270,829 £3,541.45
If you already own another residence (including outside the UK)you will be subject to a 3% stamp duty surcharge. Therefore, if a homeowner in Hunstanton bought a second home for the average price of £291,500 the SDLT would be £23,320.00.

Stamp duty relief for first-time buyers in Hunstanton

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Hunstanton will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Hunstanton

New build site

Purchasing a leasehold home is not as simple as purchasing a freehold home. The numerous common problems awaiting the unsuspecting buyer can include:

  • restrictions on the use of the property
  • spiralling ground rents
  • undisclosed major works
  • freeholds sold without first refusal to leaseholders
Poor leasehold guidance, from an inexperienced conveyancing solicitor, could have serious financial consequences.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Hunstanton will consider possible leasehold issues, including :

  • reviewing the lease
  • service charges
  • managing agent practices
  • freeholder granted consents under the lease

Our team of leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Hunstanton?

New build site

The average value of a new build home in Hunstanton is £474,995, based on statistics published by Her Majesty's Land Registry. 1 new build houses and flats have been bought in Hunstanton in 2018 so far.

A new-build conveyancing solicitor in Hunstanton will need to be familiar with Hunstanton-specific issues and new build-specific issues, including ensuring that the contract is in the buyer's favour and ensuring that new build mortgage conditions are met.

Our highly qualified conveyancing team are experts in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Norfolk Conservation areas

Whether you are going to buy an 18th century stone cottage or a Victorian detached house, if the house is in an officially designated conservation area, your plans to alter the house might not be permitted by King's Lynn & West Norfolk Borough Council.

These conditions, referred to as Article 4 Directions, may include restrictions on VELUX windows, restrictions on side or 2 storey extensions or restrictions on hard standings at the front of the property.

If a property is in breach, you could be instructed by the local planning authority to return the home to its earlier condition, even where the alterations were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Hunstanton's conservation areas.

Conveyancing - Selling a property in Hunstanton

Conveyancing for a house sale is generally simpler than when purchasing. The buyer will carry out thorough due diligence into the property. Conveyancing solicitors in Hunstanton acting for the seller, however, effectively just answers the purchaser's enquiries.

What could put the conveyancing process at risk?

Homes will often come with a range of potential roadblocks (for example a complex 'Green Deal') that can jeopardise the sale process.

You shouldn't ignore this 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 at the earliest stage.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The conveyancing process for a leasehold flat is a great deal more time-consuming compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Hunstanton will usually undertake additional legal work, and this could include requesting an up-to-date service charge statement or details of any deed of variation.

To accelerate the handling of the leasehold work, it is highly recommended that you contact a leasehold-specialist conveyancer as soon as possible.

Can Quittance conveyancers act for the buyer and the vendor of the same house?

Conveyancers regulated by the CLC can act for both parties. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale.

You can contact a local Hunstanton conveyancing solicitor firm to carry out your legal work, if a Quittance solicitor is acting for the other side.

Local Hunstanton conveyancing solicitor directory

  • Hayes + Storr Limited, 94a Westgate, Hunstanton, Norfolk, PE36 5EP
  • SJP Solicitors, 37 Greevegate, Hunstanton, Norfolk, PE36 6AB

Conveyancing - Remortgaging a property in Hunstanton

Whilst there are many reasons to consider remortgaging, homeowners will usually remortgage a home to save money with a lower rate.

You can enjoy the benefits of a better rate sooner with a more proactive conveyancing solicitor in Hunstanton. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.

It is key that the property lawyer undertaking the legal work can act on behalf of your chosen lender. Our conveyancing team are on all major lenders' panels. So no matter whether you are changing to a cashback mortgage with Bradford & Bingley or to a fixed-rate mortgage with Virgin Money, we 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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