Updated: October 12, 2018

Leominster conveyancing solicitor fees

No Move, No Fee conveyancing in Leominster

Conveyancing solicitor fees will be paid to conveyancing solicitors in Leominster for carrying out the legal work for a property transaction.

Do Leominster conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Leominster who will work on a price per hour basis. Your conveyancing quote explains all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor 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 indemnity insurance or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Leominster cost in total?

Conveyancing solicitor fees in Leominster will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as a Coal Authority search, may be necessary and council search fees will vary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Leominster

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Since 2013, this maxim no longer applies, however, the buyer still will need to investigate their intended purchase.

The Leominster conveyancing solicitor will give advice once their enquiries are complete, solve outstanding issues and ensure the title is transferred to the new owner.

The content below discusses those residential property types which may be of interest to people who need conveyancing solicitors in Leominster for a purchase.

Your Leominster conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a financial institution like the Earl Shilton Building Society or a major lender such as the Co-operative Bank, before choosing a Leominster conveyancing solicitor it is vital that you check that they are approved by your chosen lender.

Many lenders only accept a selected list (known as a 'panel') of firms that pass strict selection criteria. If your solicitor can't act for your chosen lender, the lender will likely require an alternative law firm to carry out the legal work.

The home buyer will then have to cover this substitute lawyer's fees and significant delays to your move could occur.

Not checking the lender panel membership of your conveyancer can mean serious delays.

Quittance Conveyancing can act on behalf of all lenders.

Herefordshire Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Leominster conveyancing solicitors to identify issues affecting the property being purchased.

Searches are primarily performed to meet the mortgage lender's criteria. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specialised searches, such as a radon gas search or an agricultural search, may also be referred to subject to the outcome of the initial searches.

Property purchasers should anticipate a wait of roughly 6 weeks for property searches ordered from Herefordshire Council. Your lawyer will therefore recommend using faster personal searches.

Ensuring planning permission is in place

Official Entries will also be obtained by the conveyancing solicitor acting for the homebuyer, helping to evidence any potential issues, for example outbuildings lying outside the boundary or the breach of a restrictive covenant.

Herefordshire Council Council Tax

Herefordshire Council calculate your council tax based on various factors that include the square footage of the property and the property's value as at 1 April 1991. For example, a home in the Herefordshire Council area in Band B would pay £1,340 per annum.

Conveyancing solicitors in Leominster will inform the purchaser of the property's band as soon as they are notified.

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 £1,005.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Herefordshire Council Tax (2018)
A £1,149
B £1,340
C £1,531
D £1,723
E £2,106
F £2,489
G £2,872
H £3,446

Is it possible to reduce my council tax band?

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

Valuation Office Agency
Block A Government Buildings
Whittington Rd
Worcester
WR5 2LB
Worcestershire

Owners can apply for their property to be reassessed.

Stamp Duty on Leominster properties

SDLT is only applicable to homes where the purchase price exceeds £125,000. Completing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

Our post-completion conveyancing team use legal case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See SDLT examples for properties in Leominster:

  Average sale price (2017) SDLT
Average price £228,640 £2,072.80
Average price (detached) £293,913 £4,695.65
Average new build £192,667 £1,353.34

Stamp duty relief for first-time buyers in Leominster

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000. Following the autumn statement, second home buyers have had to pay an SDLT surcharge of 3%. E.g. if a second home was bought for £228,640 then the SDLT including the surcharge would be £11,432.00. .

Leominster conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Leominster

New build site

The drawbacks of leasehold property ownership remain of serious concern. There are any number of potential traps that may be awaiting an uninformed purchaser, including undisclosed major works, unreasonable ground rents and freeholds sold without first refusal to leaseholders.

Bad or incomplete leasehold advice, from an inexperienced solicitor, could lead to serious consequences.

If you intend to buy a property with a lease, a experienced conveyancing solicitor in Leominster will investigate aspects of the leasehold purchase, e.g. unexpired lease terms, service charge records from the last three years and sometimes ancient and arcane lease documents.

Ensure that you are fully-informed regarding your planned purchase - You can call our team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Leominster?

New build site

The average price for Leominster new build properties is £192,667. 3 new builds were purchased in Leominster last year.

The legal side of acquiring a new build property is frequently more involved than other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Leominster needs to be aware of local Leominster issues and needs to consider a range of factors, including dealing with fast exchange timeframes and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our award-winning team of conveyancers are experts in working to developer exchange timeframes and representing buyers to achieve the best outcome.

Herefordshire Conservation areas

Moving to a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your residential property.

These restrictions, referred to as Article 4 Directions, can include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Leominster.

Conveyancing - Selling a property in Leominster

The legal work involved in a house sale is normally less troublesome than when purchasing. When a house or flat changes hands, the obligation is on the buyer to establish that the title of the property is legally sound.

On the other side of the transaction, conveyancing solicitors in Leominster acting for the vendor need only respond to questions set by the buyer's conveyancing solicitor.

What could put the process at risk?

Common hurdles, such as a historical dispute with a freeholder, can seriously frustrate the sale process if they are ignored.

It is almost always a good idea for vendors to face such issues head on and fix them.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat (houses are rarely leasehold) is a great deal more specialised compared to a freehold house.

Leominster conveyancing solicitors will also carry out additional work, for example asking for the freeholder pack, through to ascertaining if any excess payments are anticipated.

You should seriously consider instructing a solicitor as soon as possible to reduce leasehold-related delays.

What if Quittance is acting for the other side?

Solicitors Regulation Authority (SRA) rules prevent the same solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both sides.

You may want to instruct a property solicitor firm in Leominster to carry out your legal work, if we are carrying out the legal work for the other side.

Local Leominster conveyancing solicitor directory

  • Gabbs Solicitors Limited, 26a Broad Street, Leominster, Herefordshire, HR6 8BS
  • Humfrys & Symonds Ltd, 5a Broad Street, Leominster, Herefordshire, HR6 8BT
  • Lloyds Cooper LLP, 28 South Street, Leominster, Herefordshire, HR6 8JB
  • T.A. Matthews Solicitors Limited, National Westminster Bank Chambers, 13a Broad Street, Leominster, Herefordshire, HR6 8TZ

Conveyancing - Remortgaging a property in Leominster

Homeowners remortgage a home for a variety of reasons, such as moving from a standard variable rate (SVR) to a fixed-rate, or borrowing more to help pay for an extension. By far the most common reason, however, is simply to get a better rate.

You can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Leominster, shortening the time the conveyancing takes. With future interest rate changes hard to predict, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer handling the remortgage must also be able to act on behalf of the new bank or building society. Our conveyancing team are on all major UK lenders' panels. So whether you are moving to a lifetime tracker mortgage with the Bank of Scotland or to a long-term fixed mortgage with the Furness Building Society, 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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