Updated: October 12, 2018

Ilkeston conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ilkeston

Conveyancing solicitor fees will be paid your Ilkeston conveyancing solicitor for the legal work associated with moving home.

Are Ilkeston conveyancing fees and costs fixed?

Some conveyancing solicitors in Ilkeston will work on an hourly rate, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your conveyancing quote will explain what you will pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

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

Disbursements are the costs incurred by the solicitor on your behalf, such as property searches or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Ilkeston cost?

Although conveyancing fees in Ilkeston will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as transport searches, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ilkeston

"Caveat emptor", or "buyer beware", was the legal principle of English property law. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Ilkeston will offer suggestions and advice following their enquiries, offer practical solutions and register the new owner's title at the Land Registry.

The following section considers those types of property which may involve extra hazards for homebuyers who need conveyancing solicitors in Ilkeston.

Your Ilkeston conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from the Holmesdale Building Society, the Co-operative Bank or any other lender, before you instruct a conveyancing solicitor in Ilkeston it is very important that you make sure that they can represent your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders will only work with a restricted group of legal practices.

If that is the case, the lender will need an alternative legal firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This means the transaction could be delayed.

Major delays can result from failing to check your conveyancer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Searches (Erewash Borough Council)

Property searches are questions asked of various bodies by Ilkeston conveyancing solicitors to highlight issues affecting your new home.

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

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specific searches, such as a highways authority search or an energy search, may also be advised in the initial LA and Environmental searches.

Erewash Borough Council has an approximate lead time of 15 weeks for LA searches. Your conveyancer will alternatively recommend using a faster search agent.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer also obtains an Official Copy of the Title Register from HM Land Registry. This will help to identify potential planning issues, for example right of access issues or a difference between the agent's floorplan and the title plan.

Erewash Borough Council Council Tax

Erewash Borough Council calculate your council tax based on a number of factors that include the size of the property and the value of the home as determined by the VOA in 1991. The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,731.

A conveyancing solicitor in Ilkeston will inform the buyer of the home's council tax band as soon as they are 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 £1,298.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. Homes constructed after 1991 are assessed by the Valuation Office Agency (VOA).

Band Erewash Borough Council Tax (2018)
A £1,154
B £1,346
C £1,539
D £1,731
E £2,116
F £2,500
G £2,885
H £3,462

Can I challenge my valuation?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made, of which 0 were approved and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

Stamp Duty on Ilkeston properties

Given the complexity of the SDLT1 tax return form, only the daring would attempt to complete and file this with HM Revenue and Customs (HMRC) without a conveyancing solicitor's help.

If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay SDLT.

Quittance's legal case management system integrates with online SDLT filing systems to ensure that the SDLT is paid in full efficiently.

See Stamp Duty Land Tax examples for homes in Ilkeston:

  Average selling price (2018 to date) SDLT
Average price £164,145 £782.90
Average price (detached) £261,557 £3,077.85
Average new build £230,995 £2,119.90

Stamp duty relief for first-time buyers in Ilkeston

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following the autumn statement, second home buyers must pay an SDLT surcharge of 3%. So if a second property was bought for £164,145 then the stamp duty total will be £8,207.25.

Ilkeston conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Ilkeston

New build site

Buying a leasehold home without understanding the implications is not recommended. The numerous common problems awaiting an uninformed purchaser include:

  • marriage value issues
  • undisclosed major works
  • reversionary interests
  • ground rent multipliers
Severe consequences can result from a less-experienced conveyancer's erroneous leasehold advice.

A expert conveyancing solicitor in Ilkeston will consider possible leasehold issues, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent practices
  • service charges
  • missing building regs and planning
  • proceedings threatened against the freeholder under Part 2 of the Commonhold and Leasehold Reform Act 2002

Make sure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Ilkeston?

House being built

2 newly-constructed homes have been bought in Ilkeston in 2018 so far, based on data from the HM Land Registry. The average cost of new build property in Ilkeston is £230,995.

Purchasing a new build is more complex than any other type of conveyancing. To avoid potential problems a Ilkeston conveyancing solicitor must be aware of both region-specific issues and also must check numerous things, such as handling equity loan schemes and investigating issues with drains and roads that serve the property.

Our award-winning team of conveyancers specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

Conservation areas in Derbyshire

If you are planning to purchase a residential property in one of Ilkeston's conservation areas, the property must be compliant with any local conservation area conditions. Called Article 4 directions, these constraints can include a wide range of constraints from general restrictions governing unsympathetic additions or modifications, to restrictions on the removal or addition of front boundary walls.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

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

Conveyancing - Selling a property in Ilkeston

The legal work involved in a property sale is less demanding than for a purchase. The buyer's conveyancing solicitor has to carry out extensive research on the legal title of your home, whereas conveyancing solicitors in Ilkeston acting for the seller essentially just collates requested paperwork (e.g. warranties and certificates) and replies to the solicitor's standard and additional enquiries .

What could go wrong?

Obstacles, like having a defective lease, can significantly frustrate the sale process if they are ignored.

Property experts will almost always advise that vendors handle these issues without delay.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold flat or house is significantly more technical than for a freehold house.

Ilkeston conveyancing solicitors will also carry out additional work, which could include requesting the last 3 years' service charge accounts, through to a copy of the service charge budget for the current year.

You should plan to instruct a property lawyer as soon as possible, potentially before putting the property on the market, to mitigate (often inevitable) leasehold delays.

Can Quittance conveyancers act for the buyer and the seller of the same home?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a Ilkeston property, and a Quittance conveyancer is acting for the other side, you can contact a local Ilkeston conveyancing solicitor firm to carry out your legal work.

Local Ilkeston conveyancing solicitor directory

  • Wykes O'Donnell Williams, 14/15 Queen Street, Ilkeston, Derbyshire, DE7 5GT
  • Geldards LLP, 21-22 Burns Street, Ilkeston, Derbyshire, DE7 8AA
  • Charles Newton & Co, 6-8 Bath Street, Ilkeston, Derbyshire, DE7 8FB
  • Horton & Moss, 4-5 East Street, Ilkeston, Derbyshire, DE7 5JB
  • Shirley Fretwell, 42 Allendale, Ilkeston, Derbyshire, DE7 4LE

Conveyancing - Remortgaging a property in Ilkeston

Homeowners remortgage their home for all sorts of reasons, including moving from a tracker to a fixed-rate, or consolidating loan repayments. By far the most common reason, however, is to get a better interest rate.

You can appreciate the benefits of a lower rate faster with a more proactive conveyancing solicitor in Ilkeston, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

It is crucial that your property lawyer is also able to act for your new mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So whether you are switching to a 95% mortgage with the Co-operative Bank or to a fixed-rate mortgage with Virgin Money, 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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