Updated: October 12, 2018

Kirkham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Kirkham

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Kirkham for the legal work involved in moving home.

How are Kirkham conveyancing fees calculated?

Some conveyancing solicitors in Kirkham carry out the legal work on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a No Sale, No Fee basis, with no hidden extras. Your quote will explain what you will be charged when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

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 local authority searches or identity verification checks.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Kirkham cost?

Kirkham conveyancing solicitor fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and Local Authority Search fees can vary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. 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 Kirkham

In carrying out the legal work for a home purchase, a conveyancing solicitor in Kirkham will carry out due diligence on the tenure and investigate the property's title and feed the results of their enquiries back to the buyer.

The buyer's property lawyer will offer professional advice once their enquiries are complete, make practical suggestions and make sure that the title is registered in the name of the new buyer.

This section of the article examines the aspects of the legal process for conveyancing solicitors in Kirkham that require specialist knowledge.

Your Kirkham conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Britannia or a financial institution such as Coutts, before you instruct a conveyancing solicitor in Kirkham it is critical that you make sure that they can act on behalf of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies are only happy to work with a restricted panel of legal firms.

Should this be the case, the lender will require a different solicitor firm to complete the legal work, and you will usually need to pay this substitute solicitor's fees. This can mean the process takes much longer.

Major delays can be caused by failing to confirm your conveyancing solicitor's lender panel status.

Our solicitors can carry out the legal work for all major and minor mortgage providers.

Property Searches (Fylde Borough Council)

Searches are questions submitted to a number of authorities by Kirkham conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Searches are firstly carried out to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as a highways authority search or an energy search, may also be advised in the initial search results.

Property purchasers should anticipate a wait of approximately 4 weeks for Local Authority searches obtained from Fylde Borough Council, so quicker regulated searches will be recommended.

Planning searches

Your conveyancing solicitor will also order an Official Copy of the Title Register from the Land Registry, helping to evidence any potential issues. Examples of these include restrictions that limit alterations or the title plan showing only very general boundaries.

Fylde Borough Council Council Tax

The amount of council tax a homeowner in Kirkham will pay to Fylde Borough Council will depend on the property's value and the number of residents. The occupier of a property in Band C, for example, would owe annual council tax of £1,577.

A conveyancing solicitor in Kirkham will inform the purchaser of the property's band as soon as they are made aware.

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 £1,182.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or properties awaiting grant of probate.

Band Fylde Borough Council Tax (2018)
A £1,182
B £1,379
C £1,577
D £1,774
E £2,168
F £2,562
G £2,956
H £3,547

Can I dispute my council tax rate?

To challenge your banding contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

Owners can apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.

Stamp Duty on Kirkham properties

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125,000. Given the complexity of the SDLT1 tax return form, only the fearless would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Quittance's legal case management system are fully integrated with HMRC's online SDLT filing systems.

See table below for SDLT examples for properties in Lancashire:

  Average sale price (February 2018) Stamp Duty
Average price £167,869 £857.38
Average price (detached) £293,407 £4,670.35
Average new build £108,013 £0.00
If you are buying a second home for over £40,000 then you will have to pay a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Kirkham for the average price of £167,869 the SDLT would be £8,393.45.

Stamp duty relief for first-time buyers in Kirkham

First-time buyer stamp duty relief is available on property purchases below £300,000.

Conveyancing solicitors in Kirkham should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Kirkham

New build site

The risks of purchasing a leasehold house or flat in the UK have been well chronicled in the media. The many potential complications awaiting an uninformed buyer could include exponential ground rents and costly and undisclosed major works.

Misguided leasehold advice, from a property lawyer lacking in specialist knowledge, could have serious financial consequences.

If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Kirkham will consider potential leasehold issues, such as leases approaching 80 years remaining, service charges and reviewing the lease itself (some documents can be centuries old).

Ensure that you are aware of all the potential issues and costs associated with the lease - Contact our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Kirkham?

House being built

The average sale price of a new build property in Kirkham is £216,029, according to data compiled by the HM Land Registry. 83 new build homes have been bought in Kirkham in 2018 so far.

Purchasing a new build requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Kirkham must be conscious of both region-specific factors and also will consider a range of issues, including handling deposits and handling withdrawal under the Consumer Code for Housebuilders.

Our highly qualified team of new build conveyancers are experts in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.

Conservation areas in Lancashire

When acting for the buyer of a home in Kirkham, a conveyancing solicitor will confirm whether the house is in one of Kirkham's conservation areas. If it is, the house could be affected by specific restrictions. Called Article 4 directions, these restrictions could include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

The local authority can order any non-compliant alterations to a property to be changed or removed.

The Fylde local planning authority has assigned conservation area-status to parts of Kirkham. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Kirkham.

Conveyancing - Selling a property in Kirkham

The conveyancing process on a sale of a house or flat is more straightforward than for a property purchase. The purchaser does detailed research on your home. Conveyancing solicitors in Kirkham acting for the vendor merely answers the purchaser's enquiries.

How to reduce the risk of an abortive sale

Properties can be burdened by numerous possible issues (for example a problematic solar panel lease) which could prevent the conveyancing process from completing.

Property experts generally advise that sellers handle any such problems as soon as they come to light.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

The conveyancing process for a leasehold flat is significantly more difficult than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Kirkham will usually undertake additional tasks, such as obtaining the latest service charge and ground rent statement or any documents pertaining to a variation of the terms of the lease.

To reduce leasehold-related delays, it is strongly advised that the seller instruct a conveyancer as soon as possible.

What if Quittance is already acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA regulations restrict the same solicitor from acting on both sides in a house sale.

You can contact a property solicitor firm in Kirkham to handle your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Kirkham

People remortgage their home for a variety of reasons, including wanting to overpay when the lender refuses, or releasing equity. The most common reason, however, is simply to get a better rate.

You can enjoy the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Kirkham. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.

The property lawyer will represent both you and the mortgage lender to make sure the lender's interests are safeguarded.

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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