Updated: October 12, 2018

Ilfracombe conveyancing solicitor fees

No Move, No Fee conveyancing in Ilfracombe

Conveyancing solicitor fees will be paid your Ilfracombe conveyancing solicitor for the legal work involved in moving home.

Are Ilfracombe conveyancing fees and costs fixed?

Some conveyancing solicitors in Ilfracombe offer services on an hourly rate. Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote explains what you will pay when your property transaction has completed.

What are disbursements?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax (SDLT) or office copies.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Ilfracombe cost?

Whilst conveyancing fees in Ilfracombe will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flooding search, may be necessary and Local Authority Search fees can vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden fees. 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 Ilfracombe

Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer.

That said, it remains the responsibility of a conveyancing solicitor in Ilfracombe to investigate the property, and feed the results of their enquiries back to the buyer, solve outstanding issues and ensure the title is transferred to the new owner.

This section of the article sets out assistance for homebuyers who need conveyancing solicitors in Ilfracombe.

Your Ilfracombe conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a major lender such as Lloyds Bank, to a financial institution like St James Place Bank. Before you instruct a Ilfracombe conveyancing solicitor, you need to check that they are on the approved panel of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only work with a select list (referred to as a 'panel') of legal practices that match certain criteria.

Should this be the case, the lender will need a different solicitor firm to complete the legal work, and you will usually need to pay this alternative lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Failing to confirm your conveyancer's lender panel status can mean significant delays.

Quittance Conveyancing are approved to act for all mortgage lenders.

Residential Property Searches (North Devon District Council)

Searches are enquiries made by Ilfracombe conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Mortgage lenders typically also require property searches (sometimes referred to as 'conveyancing searches') to be applied for. Required searches will include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - there is a risk that some Ilfracombe properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Additional searches, such as a tin mining search or an agricultural search, may also be referred to following the initial searches.

The estimated turnaround time for searches delivered by North Devon District Council is 10 weeks, so faster personal searches will be preferred.

Planning permissions

The conveyancing solicitor acting for the buyer will request official entries from the Land Registry. This will help to reveal planning issues. Examples of these include neighbours' rights of access or outbuildings lying outside the boundary.

North Devon District Council Council Tax

North Devon District Council calculate your council tax based on a number of factors e.g. the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, the occupier of a Band E property in the North Devon District Council area would pay annual council tax of £2,247.

Ilfracombe conveyancing solicitors will inform a buyer of the property's band as soon as they are made aware.

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 £1,685.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property is occupied solely by students. A property constructed after 1991 is assessed by the Valuation Office Agency.

Band North Devon District Council Tax (2018)
A £1,225
B £1,430
C £1,634
D £1,838
E £2,247
F £2,655
G £3,064
H £3,676

Does anyone ever challenge their valuation?

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

Valuation Office Agency
2nd Floor
Princess House
Queen St
Barnstaple
EX32 8HJ
Devon

A property owner can also ask for their property to be reassessed. A refund may be due if the property is awarded a lower band.

Stamp Duty on Ilfracombe properties

SDLT is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.

With some exceptions, if you purchase a property over the £125k threshold you will have to pay SDLT.

Quittance's online case management system are fully integrated with HM Revenue & Customs's electronic filing systems.

The following table illustrates stamp duty examples for typical properties in Ilfracombe:

  Average sale price (February 2018) Stamp Duty Land Tax
Average price £366,944 £8,347.20
Average price (detached) £411,875 £10,593.75
Average new build £330,000 £6,500.00

Stamp duty relief for first-time buyers in Ilfracombe

First-time buyer stamp duty relief is available on property purchases below £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not let out. So if a second property was bought for £366,944 then the SDLT total will be £29,355.52.

Ilfracombe conveyancing solicitors should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Ilfracombe

New build site

The risks associated with buying a leasehold flat in the UK are well known. There are numerous technical issues that could be awaiting an uninformed buyer, including doubling ground rents and undisclosed major works.

Inaccurate leasehold advice, from an inexperienced property lawyer, could have serious financial consequences.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Ilfracombe will investigate aspects of the leasehold purchase, e.g. service charges for relevant date periods, flats in the same block with disparity between their leases and managing agent or landlord enquiries.

Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Ilfracombe?

House under construction

The average value of a new build in Ilfracombe is £158,671, according to local information gathered by HMLR. 7 brand new properties have been bought in Ilfracombe in 2018 so far.

A new-build conveyancing solicitor in Ilfracombe needs to be conscious of local considerations and new build's additional complexities, including confirming building regulation compliance and advising on mortgage offer flexibility for delayed completion.

Our new build conveyancing team are specialists in new build purchases and meeting short developer deadlines.

Devon Conservation areas

If you are intending to buy a property in one of Ilfracombe's conservation areas, the property will need to meet any conservation area constraints. These building controls, referred to as Article 4 Directions, could include restrictions affecting frontal additions to the property such as a porch, restrictions on the use of external insulation or restrictions on the erection of outbuildings.

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.

The local planning authority (LPA) for North Devon has designated conservation area status on certain areas of Ilfracombe. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Ilfracombe.

Conveyancing - Selling a property in Ilfracombe

The legal work involved in a property sale is simpler than for a property purchase. The purchaser carries out a comprehensive legal review on your home, whilst conveyancing solicitors in Ilfracombe acting for the seller effectively just collects any required paperwork and answers the buyer's questions .

What could jeopardise your sale?

A house or flat will often come with many issues (for example missing planning regulations) that can threaten the sale conveyancing process.

Property experts almost always advise that vendors handle any such problems as soon as they come to light.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more complicated compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Ilfracombe will usually undertake additional tasks, which could include collating an up-to-date service charge statement, through to a copy of the lease.

To reduce delays, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as early in the process as possible, and preferably before marketing the property,.

What if your conveyancing solicitors are acting for the other side?

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

You could contact a law firm in Ilfracombe to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.

Local Ilfracombe conveyancing solicitor directory

  • Berensens LLP, 8 Church Street, Ilfracombe, Devon, EX34 8HA
  • Brewer Harding & Rowe Solicitors LLP, 6/9 Market Square, Ilfracombe, Devon, EX34 9AX
  • Sturgess Perring Solicitors, 20 Bicclescombe Gardens, Ilfracombe, Devon, EX34 8EX

Conveyancing - Remortgaging a property in Ilfracombe

The most common reason homeowners remortgage a home is to secure a better rate of interest. Other reasons to consider remortgaging include wanting a more flexible mortgage, or releasing funds to help pay for home improvements.

A good conveyancing solicitor in Ilfracombe can reduce the remortgage processing time, helping you get onto the lower rate earlier. With rate rises hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.

It is crucial that the property lawyer handling your remortgage can act for your preferred mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So whether you are changing to a fixed-rate mortgage with the Co-operative Bank or to a capped-rate mortgage with the Buckinghamshire Building Society, we can help.

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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