Updated: October 12, 2018

Leyland conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Leyland

Conveyancing solicitor fees are the costs you pay your Leyland conveyancing solicitor for the legal work associated with moving home.

How are Leyland conveyancing fees calculated?

Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Leyland who will work on a cost per hour basis. Your quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as property searches or office copies.

See: A guide to all conveyancing fees

How much will the total Leyland solicitor conveyancing fees be?

Conveyancing solicitor fees in Leyland should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a commons registration search, may be necessary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Leyland

In carrying out the conveyancing for a homebuyer, the Leyland conveyancing solicitor will carry out due diligence on the property's title and make their "report on title".

Following their enquiries the conveyancer will make recommendations and will offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

The following discusses those parts of the buying process for conveyancing solicitors in Leyland where additional expertise is critical.

Your Leyland conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common mortgage lender like the Darlington Building Society or a large lender such as Virgin Money, before you choose a conveyancing solicitor in Leyland you must confirm that they can act in the interests of your mortgage lender.

Some banks and building societies are only prepared to work with a restricted group of firms that match certain criteria. If your conveyancer can't act for your mortgage lender, the lender will probably need an alternative law firm to complete the legal work.

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

Failing to confirm the lender panel membership of your conveyancing lawyer could result in serious delays.

Our conveyancing solicitors can act for all lenders.

Searches (South Ribble Borough Council)

Searches are questions submitted to public bodies by Leyland conveyancing solicitors to identify information and potential issues affecting your new home. They include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes whether there are any proposed road schemes within 200m
  • Environmental search - environmental issues that could adversely affect the property
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Leyland properties for local parish repairs.

You will be notified if your lender needs any additional searches, such as a highways authority search or a Forestry Commission search.

The estimated delivery time for conveyancing searches obtained from South Ribble Borough Council is 4 weeks. In these circumstances, faster personal searches will be recommended.

Planning documents

Official Entries will also be applied for from HM Land Registry by the conveyancing solicitor acting for the buyer. This will help to expose planning issues. Examples of these include outbuildings missing from the title plan or restrictions that limit alterations.

South Ribble Borough Council Council Tax

The amount of council tax a homeowner in Leyland will pay to South Ribble Borough Council will depend on the property's value and the number of residents. For instance the occupier of a Valuation Band E property in the South Ribble Borough Council area would pay annual council tax of £2,157.

Conveyancing solicitors in Leyland will inform a purchaser of the home's council tax band once they are themselves 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 £1,618.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or where an occupation is prohibited by law such as a compulsory purchase order.

Band South Ribble Borough Council Tax (2018)
A £1,176
B £1,373
C £1,569
D £1,765
E £2,157
F £2,549
G £2,941
H £3,529

Could I be overpaying council tax?

In the financial year 2016/17, 40 council tax challenges were made, of which 20 resulted in a reduction. To appeal contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

Stamp Duty on Leyland properties

Completing the SDLT1 form yourself is complicated and not for the uninitiated.

If the purchase price of the house you intend to buy is over the £125k threshold, you must pay SDLT.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for Stamp Duty Land Tax examples for properties in Leyland:

  Average sale price (2017) SDLT
Average price £190,516 £1,310.32
Average price (detached) £266,616 £3,330.80
Average new build £245,430 £2,408.60

Stamp duty relief for first-time buyers in Leyland

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. For example, if an existing homeowner bought a second property in Leyland for the average price of £190,516 the SDLT would be £9,525.80.

Conveyancing solicitors in Leyland should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Leyland

New build site

The pitfalls associated with buying a leasehold house or flat in the UK are well known. Unreasonable ground rents, absent freeholders and sinking fund issues are only some of the frequent complications lying in wait for an uninformed purchaser.

Serious financial ramifications can result from a solicitor's bad leasehold advice.

If you intend to buy a leasehold home, a specialist conveyancing solicitor in Leyland will investigate aspects of the leasehold purchase, e.g. possible service charge shortfalls, flats with varying lease terms and managing agent or landlord enquiries.

Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Leyland?

New build building site

According to HM Land Registry information, the average cost of Leyland new build properties is £247,145. 11 brand new properties have been bought in Leyland in 2018 so far.

The legal work for buying a new build home can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Leyland should be conscious of local considerations and will consider a range of issues, including liaising with the builder's onsite sales team and administering Help to Buy purchases.

Our award-winning conveyancing team are specialists in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.

Lancashire Conservation areas

Your conveyancing solicitor will confirm whether the house you are going to buy is in one of Leyland's conservation areas. If it is, the house could be affected by certain building controls. Called Article 4 directions, these constraints may include restrictions on the style and height of boundary walls, limitations on new outbuildings or restrictions on the display of advertisements.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Leyland

The legal work involved in a sale of a home is generally simpler than when buying. With a property purchase, the responsibility lies entirely with the buyer to determine whether the property is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Leyland acting for the person selling need only answer any enquiries made by the buyer's solicitor.

What proactive steps can you take to give yourself the best chances of success?

A house or flat can face many problems (for example complexities where there is a 'share of freehold') that can jeopardise the sale conveyancing process.

It is usually recommended that sellers handle such issues without delay.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is significantly more complicated than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Leyland will need to conduct additional work, for example collating all relevant freeholder information, through to a copy of any required license to assign.

To accelerate the handling of the leasehold work, it is strongly advised that the seller instructs a lawyer with leasehold experience as soon as possible.

What if Quittance conveyancers are acting for the other side?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both parties.

You could contact a local Leyland conveyancing solicitor firm to handle your legal work, if we are carrying out the legal work for the other side.

Local Leyland conveyancing solicitor directory

  • Chadwicks Solicitors, Tudor House, 9-11 Towngate, Leyland, Lancashire, PR25 2EN
  • Roebucks Solicitors Limited, Beech House, Lancastergate, Leyland, Lancashire, PR25 2EX
  • BB Legal Limited, 4 Hough Lane, Leyland, Lancashire, PR25 2SD
  • G H Lee & Co, 25 Hough Lane, Leyland, Lancashire, PR25 2SB
  • Lee & Co, 25 Hough Lane, Leyland, PR25 2SB

Conveyancing - Remortgaging a property in Leyland

Although there are many reasons to remortgage, people will generally remortgage a home to get a more attractive interest rate.

An efficient conveyancing solicitor in Leyland can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is vital that the property lawyer undertaking the legal work can represent the new mortgage lender. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are changing to a variable-rate with the NatWest or to a fixed-rate mortgage with the Monmouthshire Building Society, we 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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