Award-winning No Move, No Fee conveyancing for Immingham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Immingham, our no sale, no fee property lawyers can help.
With 100% fixed conveyancing fees and a commitment to proactive communication, our team understand how to take the stress out of moving.
In the event that your home move does not proceed our no move no fee service means you won't have to pay any conveyancing solicitors' fees.
Immingham's most communicative conveyancing service
According to a Law Society poll, nearly half of the people who took part in the study said poor communication delayed their home purchase or sale.
The regulatory bodies for Immingham property solicitors are particularly concerned with generally improving communication standards, and the service quality charters of the CLC and the Law Society's CQS underline the required standard of communication.
In spite of this, a survey carried out by the Conveyancing Association, determined around a quarter of transactions do not complete due to delays caused by inadequate communication.
Our Immingham conveyancing solicitors deliver an award-winning property legal service. We deliver to buyers and sellers a dedicated and proactive service using phone, email and via online case management, 7 days a week:
- Cheapest Immingham conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Your conveyancer's contact details
- Access to your complete file online
- Proactive updates via SMS, phone and email
Updated: October 12, 2018
Immingham conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Immingham
Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Immingham for the legal work for a home sale or purchase.
Are Immingham conveyancing fees and costs fixed?
We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Immingham who carry out the legal work on an hourly rate. Your conveyancing quote sets out what fees you will need to pay when your sale or purchase goes through.
Are there any other costs?
On top of the conveyancing fees you will also need to budget 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 Land Registry fees or identity verification checks.
How much will the total Immingham solicitor conveyancing fees be?
Conveyancing fees in Immingham will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority Search fees can vary.
For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Immingham
When carrying out the conveyancing for a property purchase, the Immingham conveyancing solicitor will look into the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.
The purchaser's solicitor will offer suggestions and advice after making their enquiries, solve outstanding issues and ensure that the full legal ownership is transferred.
This part of the article offers useful guidance for buyers searching for conveyancing solicitors in Immingham.
- Conveyancing solicitors in Grantham
- Conveyancing solicitors in Grimsby
- Conveyancing solicitors in Lincoln
- Conveyancing solicitors in Scunthorpe
- Conveyancing solicitors in Lincolnshire
Your Immingham conveyancing solicitor must be lender-approved
Whether you are taking out a mortgage from Capital Home Loans, TSB or any other lender, before instructing a Immingham conveyancing solicitor you must confirm that they are on the approved solicitor panel of your mortgage lender.
Your lawyer may not be able to carry out the legal work for your mortgage lender, because some banks and building societies will only work with a select list (referred to as a 'panel') of legal practices that pass strict selection criteria.
In this case, the lender will probably require a different law firm to carry out the legal work, and you will then have to cover this substitute solicitor's fees. This means the transaction could be delayed.
Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (North East Lincolnshire Council)
Property searches are applied for by Immingham conveyancing solicitors to help identify any pertinent information that might potentially undermine the value of the property you are purchasing.
Lenders will also require specific searches to be obtained. These include:
|Local Authority (LA) search||includes the LLC1 and CON29 which includes rail schemes|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||identifies whether the owner or local authority must pay for the maintenance of water mains and sewers|
|Chancel repair liability||describes the insurance to protect against any liability owed by Immingham properties for local parish repairs.|
More pertinent searches, such as a radon gas search or a commons registration search, may also be recommended in the standard searches.
North East Lincolnshire Council has an estimated turnaround time of 7 weeks for searches, so your lawyer will recommend using quicker personal searches.
Checking planning status
Your conveyancing solicitor will also order an 'Official Copy of the Title Register' from HM Land Registry, helping to identify any issues, for example limits on the development of the property or the title plan showing only very general boundaries.
North East Lincolnshire Council Council Tax
As a homeowner in Immingham, 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 a home in the North East Lincolnshire Council area in Band B would pay £1,387 per annum.
Conveyancing solicitors in Immingham will inform a buyer of the home's council tax band once 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 £1,040.
Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the resident is living in long term residential care.
|Band||North East Lincolnshire Council Tax (2018)|
Are you paying too much?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
King William House
In the financial year 2016/17, 10 council tax challenges were made, and 0 saw a subsequent reduction.
Stamp Duty on Immingham properties
The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If a home is valued at over £125,000, the buyer usually must pay Stamp Duty Land Tax.
Quittance Conveyancing's integrated case management system integrates with electronic filing systems to ensure that the Stamp Duty Land Tax is paid quickly and with minimal fuss.
This table sets out stamp duty for typical property in Immingham:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£165,804||£816.08|
|Average new build||£196,875||£1,437.50|
Stamp duty relief for first-time buyers in Immingham
In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. If you are buying a second home for more than £40,000 then you will have to pay a 3% surcharge. E.g. if a second property was bought for £124,752 then the SDLT including the surcharge would be £3,742.56. .
Immingham conveyancing solicitors should confirm the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Immingham
The possible drawbacks of owning a leasehold property are of serious concern. The many potential complications lying in wait for an uninformed buyer could include:
- undisclosed major works
- reversionary interests
- onerous covenants
- unreasonable ground rents
If you are planning to purchase a leasehold home, a competent conveyancing solicitor in Immingham will consider possible leasehold issues, e.g. service charges for relevant date periods, landlord/tenant disputes and absent freeholders.
Ensure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Immingham?
8 new build properties were purchased in Immingham last year, according to data compiled by HM Land Registry. The average sale price of new build properties in Immingham is £196,875.
A new-build conveyancing solicitor in Immingham needs to be conscious of both local Immingham issues as well as the extra complexities associated with new build, such as checking new build mortgage procedures are followed and verifying rights of access.
Our highly qualified new build conveyancing team are specialists in working to tight developer deadlines and representing buyers to achieve the best outcome.
Conservation areas in Lincolnshire
Whether you are planning to buy an 18th century stone cottage or a Regency townhouse, if the house is in a defined conservation area, any changes you can make to the house might not be permitted by North East Lincolnshire Council.
These constraints could include restrictions on door and window styles, restrictions on the erection of outbuildings or restrictions on the display of advertisements.
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 address whether your planned purchase is located one of Immingham's conservation areas.
Conveyancing - Selling a property in Immingham
The conveyancing process on a house sale is normally less troublesome than for a property purchase. The buyer's solicitor has to carry out due diligence into the property and its legal title. Conveyancing solicitors in Immingham acting for the seller merely responds to enquiries made by the buyer's solicitor.
How to give yourself the best chances of success
Obstacles, such as an issue with noisy neighbours, might prolong the sale process if not handled appropriately.
It is better not to hide from the issue, waiting to see if the problem is discovered. The best course of action is to talk to a professional and work to resolve it at the earliest stage.
- The Essential Conveyancing Guide for Sellers in 2018
- What to do before selling your 'share of freehold' flat
- No electrical completion certificate? What to do before selling your home
Read more helpful advice for sellers here.
Leasehold conveyancing for a sale
The conveyancing process for a leasehold property is quite a lot more complex than for a freehold house.
The complexities of leasehold mean conveyancing solicitors in Immingham must undertake additional legal work, which could include collating all relevant freeholder information, through to details of any unresolved disputes.
It is recommended that you instruct a leasehold expert as early as possible to speed up the handling of the legal work.
What if Quittance is acting for the other side?
CLC-regulated conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a house sale and purchase.
If you are buying or selling a Immingham home, and a Quittance solicitor is acting for the other side, you may want to instruct a property solicitor firm in Immingham to undertake your legal work.
Local Immingham conveyancing solicitor directory
- Keith R Thompson & Co, Craik Hill Chambers, Craik Hill Avenue, Immingham, North East Lincolnshire, DN40 1LP
Conveyancing - Remortgaging a property in Immingham
Homeowners remortgage a home for a number of reasons, including moving to an offset mortgage, or releasing funds to help pay for home improvements. The most common reason, however, is to get a more attractive interest rate.
Homeowners can appreciate the benefits of a lower rate sooner by using a more efficient conveyancing solicitor in Immingham, working 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 the rate you want.
It is important that your property lawyer can also represent your chosen mortgage provider. Our conveyancers are on all major lenders' panels, so no matter whether you are moving to a fixed-rate mortgage with the Royal Bank of Scotland or to a repayment mortgage with the Skipton Building Society, our remortgage team can assist.
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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