Updated: October 12, 2018

Kings Lynn conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Kings Lynn

Conveyancing solicitor fees will be paid to your Kings Lynn conveyancing solicitor for the legal work associated with buying or selling a property.

How are Kings Lynn conveyancing fees calculated?

We work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Kings Lynn who work on a fees per hour basis. Your quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as local authority searches or indemnity insurance.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Kings Lynn solicitor conveyancing fees be?

While conveyancing fees in Kings Lynn will be the same as anywhere else in the country, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. 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 Kings Lynn

Recently rated sixth happiest places to live in Britain, King's Lynn in Norfolk is the happiest place to live in East Anglia. The town, which has recently undergone major regeneration, is the regional centre for fairly sparsely populated region of England and has a strong community spirit.

King's Lynn developed in medieval times as part of the Hanseatic League, an influential trading association of North Sea and Baltic Sea merchant towns.

Trade remains important and in 2008, King's Lynn was the fastest growing port in the UK. Always a fishing and seafood centre it is still a key location for food-processing and agricultural related industry.

Conveyancing for purchasers

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Following recent changes in the law, this principle no longer applies. However, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

A conveyancing solicitor in Kings Lynn will give advice following their enquiries, offer practical solutions and ensure that the full legal ownership is transferred.

The following considers those areas of the legal process for conveyancing solicitors in Kings Lynn where a deeper understanding of the legal technicalities is crucial.

Your Kings Lynn conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a large lender such as Allied Irish Bank, to a less common lender like the Barnsley Building Society. Before you appoint a Kings Lynn conveyancing solicitor, you must confirm that they are on the approved solicitor panel of your chosen lender.

Many banks and building societies will only accept a select panel of firms that pass strict selection criteria. If your conveyancer is not on the panel of your chosen lender, the lender will need an alternative law firm to carry out the legal work.

You will be expected to pay this alternative solicitor's fees, and the conveyancing process can take much longer.

Not checking your property lawyer's lender panel status could result in serious delays.

Quittance Conveyancing are approved to act for all lenders.

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

Searches are carried out by Kings Lynn conveyancing solicitors to identify any pertinent information that might possibly impact how much the property you are buying will be worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be told if your chosen lender wants any more searches, for example a highways search or an energy search.

Homebuyers can expect a lead time of around 15 weeks for conveyancing searches ordered from King's Lynn & West Norfolk Borough Council. A local search provider will be able to provide this information faster.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the homebuyer, assisting with the identification of any issues. These issues could include a difference between the agent's floorplan and the title plan or neighbours' rights of access.

King's Lynn & West Norfolk Borough Council Council Tax

The amount of council tax a homeowner in Kings Lynn will pay to King's Lynn & West Norfolk Borough Council will depend on the property's value and the number of residents. For example, for an average Band E residential property in Kings Lynn, the council tax payable would be £2,118.

Kings Lynn conveyancing solicitors will inform the purchaser 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 £1,588.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or for foreign language students. Property constructed after 1991 is assessed by the Valuation Office Agency.

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

Can you challenge the council tax bracket?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
3rd Floor
Churchgate
New Rd
Peterborough
PE1 1TT
Cambridgeshire

Stamp Duty on Kings Lynn properties

Stamp duty works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value residential property. Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

Quittance is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.

See table below for stamp duty examples for properties in Norfolk:

  Average sale price (2017) SDLT
Average price £246,555 £2,431.10
Average price (detached) £320,895 £6,044.75
Average new build £272,954 £3,647.70

Stamp duty relief for first-time buyers in Kings Lynn

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT when purchasing a second home. E.g. if a second home was bought for £246,555 then the stamp duty including the surcharge would be £12,327.75. .

Conveyancing solicitors in Kings Lynn will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Kings Lynn

New build site

The potential pitfalls of purchasing a leasehold property in the UK are well documented. The numerous common problems lying in wait for an uninformed buyer could include undisclosed major works and doubling ground rents.

Misguided leasehold advice, from a property lawyer with little specialist experience, could lead to serious consequences.

A expert conveyancing solicitor in Kings Lynn will investigate aspects of the leasehold purchase, including service charge records from the last three years, landlord/tenant disputes and absent freeholders.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Kings Lynn?

Building site

The average value of Kings Lynn new build properties is £289,372. 76 new build properties have been bought in Kings Lynn in 2018 so far.

The legal side of purchasing a new build requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Kings Lynn must be mindful of local Kings Lynn considerations and will need to investigate several key factors, including handling equity loan schemes and confirming building regulation compliance.

With our new build team, you will get an independent view of the legal title of the house or apartment, with close attention paid to concerns like the home's future resaleability and an assessment of other risks, such as flood risk.

Conservation areas

Whether you enjoy Tudor-style or Edwardian architecture, buying in a conservation area should mean that the street's character will not drastically alter. However, conservation area restrictions will affect your house.

Called Article 4 directions, these constraints can include a range of factors from restrictions on the use of external insulation, to restrictions on the use of PVC or aluminium windows.

If a property is in breach, you could be required by law (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Kings Lynn.

Conveyancing - Selling a property in Kings Lynn

The legal side of a house sale is simpler than for a property purchase. When a house or flat changes hands, the burden lies with the purchaser to verify that the property is mortgageable and free from legal issues.

When selling, conveyancing solicitors in Kings Lynn acting for the person selling for the most part just answer questions set by the buyer's conveyancing solicitor.

What could jeopardise the sale of your home?

A property can be burdened by numerous possible complications (such as not having full title or having previously suffered from a flood event) that might stop a purchase in its tracks.

You shouldn't ignore this, waiting to see if the problem is discovered - seek out professional help instead, square up to the issue(s), and find a solution ASAP.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold flat or house is much more time-consuming than for a freehold property.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Kings Lynn, including requesting an up-to-date service charge statement, through to the memorandum of articles of association (if applicable).

To accelerate the handling of the leasehold work, it is recommended that you instruct a conveyancer with leasehold experience as early as possible.

What if you are already acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale.

You could contact a property solicitor firm in Kings Lynn to undertake your conveyancing, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Kings Lynn

Homeowners remortgage their home for a number of reasons, such as wanting to borrow more, or wanting a more flexible mortgage. The most common reason, however, is to lower their monthly repayments.

You can appreciate the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Kings Lynn, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

The property lawyer conducting the legal work should also be able to act for your chosen bank or building society. Our conveyancers are on all major lenders' panels. So whether you are moving to an offset mortgage with Santander or to a two-year discount with Virgin Money, our remortgage team 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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