Updated: October 12, 2018

Lincoln conveyancing solicitor fees

No Move, No Fee conveyancing in Lincoln

Conveyancing solicitor fees are the charges you pay to your Lincoln conveyancing solicitor for the legal work for a home sale or purchase.

How are Lincoln 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 Lincoln who offer services on a price 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 in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as office copies or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Lincoln cost?

Whilst conveyancing fees in Lincoln will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flood plain search, may be needed and council search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For standard conveyancing transactions, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Lincoln

The city of Lincoln is the county town of Lincolnshire. It developed in Roman times from an Iron Age settlement and has a Norman castle (where one of the 4 remaining copies of the Magna Carta is held) and Gothic cathedral at the top of the appropriately named Steep Hill. It has a quiet rural charm and has traditionally been a draw for those looking to retire.

Affordable housing, new developments and accessible green space has made the city more attractive to a younger generation. Property is in high demand, and house prices in Lincoln were among the fastest growing in the UK in 2017.

Conveyancing for purchasers

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of English property law. Following recent changes in the law, this principle no longer applies. However, the buyer still will need to undertake due diligence on the property to be purchased.

A Lincoln conveyancing solicitor will offer professional advice after making their enquiries, solve outstanding issues and register the new owner's title at the Land Registry.

The following section sets out useful information for buyers searching for conveyancing solicitors in Lincoln.

Your Lincoln conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a major lender like the HSBC or a niche lender such as the Tipton & Coseley Building Society, before you appoint a conveyancing solicitor in Lincoln it is vital that you check that they are on the approved panel of your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some lenders will only accept a restricted group of solicitors or licensed conveyancers.

If that is the case, the lender will likely require an alternative legal firm to complete the legal work, and you will usually need to pay this alternate solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.

Delays can occur if you fail to check your lawyer's lender panel status.

Quittance Conveyancing can act for all mortgage lenders.

Searches (Lincoln City Council)

Residential property searches are questions submitted to public bodies by Lincoln conveyancing solicitors to identify information and potential issues affecting your planned purchase.

Searches are primarily 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.

Additional searches, such as a tin mining search or a contaminated land report, may also be recommended subject to the outcome of the initial searches.

The approximate delivery time for searches obtained from Lincoln City Council is 6 weeks, so it will be worth using a faster private search company.

Checking planning status

Your conveyancing solicitor will request an Official Copy of the Title Register from the Land Registry, assisting with the identification of any issues, such as errors on the title plan or neighbours' rights of access.

Lincoln City Council Council Tax

The amount of council tax a homeowner in Lincoln will pay to Lincoln City Council will depend on the property's value and the number of residents. E.g. the occupier of a Tax Band B property in the Lincoln City Council area would pay annual council tax of £1,335.

A conveyancing solicitor in Lincoln will inform a buyer of the home's tax band once they have the Local Authority search results.

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 £1,001.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Lincoln City Council Tax (2018)
A £1,144
B £1,335
C £1,525
D £1,716
E £2,097
F £2,479
G £2,860
H £3,432

Are you paying too much?

To challenge your banding contact:

Valuation Office Agency
Queensgate House
12 Silver St
Lincoln
LN2 1EW
Lincolnshire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made, of which 0 resulted in a reduction.

Stamp Duty on Lincoln properties

Stamp duty is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it.

Quittance's case management system ensures that the complicated SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

This table sets out SDLT for property in Lincoln:

  Average sale price (2018 to date) Stamp Duty
Average price £165,662 £813.24
Average price (detached) £274,201 £3,710.05
Average new build £173,987 £979.74

Stamp duty relief for first-time buyers in Lincoln

In November 2017, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000. If you are buying a second home for over £40,000 then you will have to pay a surcharge of 3%. For example, if an existing homeowner bought a second home in Lincoln for the average price of £165,662 the SDLT would be £8,283.10.

Lincoln conveyancing solicitors should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Lincoln

New build site

The potential risks of buying a leasehold property are of serious concern. The many potential complications lying in wait for an uninformed purchaser could include:

  • sub-letting restrictions
  • ground rent multipliers
  • costly and undisclosed major works
  • short leases
Severe consequences can result from a less-experienced conveyancing solicitor's failure to give good leasehold advice.

A specialist conveyancing solicitor in Lincoln will consider possible leasehold issues, including dealing with freeholders and managing agents, checking the lease itself and leases approaching 80 years remaining.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Lincoln?

House under construction

The average sale price of Lincoln new builds is £173,987. 10 brand new properties have been bought in Lincoln in 2018 so far.

A new-build conveyancing solicitor in Lincoln will need to be aware of regional considerations and the extra complexities of new build, like working to tight developer deadlines and checking planning conditions have been fulfilled.

Our award-winning new build team specialise in representing buyers to achieve the best outcome and working to tight developer deadlines.

Lincolnshire Conservation areas

Whether you are purchasing a character cottage or a Victorian detached house, if the home is in an officially designated conservation area, your plans to alter the home may not be allowed by the local authority.

Referred to as Article 4 directions, these constraints could include anything from restrictions on the use of PVC windows, to restrictions on the use of external insulation.

If a property is in breach, you could be instructed (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

Lincoln conservation areas include Gowts Bridge, Carline and Lindum and Arboretum. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Lincoln.

Conveyancing - Selling a property in Lincoln

The legal side of a property sale is less demanding than when purchasing. When buying, the obligation is solely on the buyer to satisfy themselves that the property they are purchasing is not legally defective.

On the other hand, when selling, conveyancing solicitors in Lincoln acting for the seller effectively just answer questions set by the buyer's conveyancing solicitor.

What could go wrong?

Issues, like a landlord dispute on a leasehold property or missing planning permission, can actually protract your home move if not dealt with promptly.

It is better not to hide from the issue, trusting that the issue won't be discovered - a better course of action will be to get advice, square up to the issue(s), and find a solution ASAP.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is much more complicated than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Lincoln must carry out additional legal work, for example getting all relevant freeholder information, through to a copy of any notices served on the leaseholder.

To reduce delays, it is strongly advised that you instruct a leasehold-specialist lawyer as soon as an estate agent is chosen.

What if you are acting for the other side?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA regulations ban a single conveyancing solicitor from working on behalf of both sides in a property sale.

You can contact a property solicitor firm in Lincoln to handle your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

Local Lincoln conveyancing solicitor directory

  • Pepperells Ltd, 1a Ingleman Place, The Lawn, Union Road, Lincoln, LN1 3BU
  • Anthony Carroll and Co. Limited, 13 Beaumont Fee, Lincoln, Lincolnshire, LN1 1UH
  • Chattertons Legal Services Limited, 17-23 West Parade, Lincoln, Lincolnshire, LN1 1NW
  • Dale and Co Solicitors Limited, 11 Beaumont Fee, Lincoln, Lincolnshire, LN1 1UH
  • E A Sharpe Limited, Aquis House, Clasketgate, Lincoln, Lincolnshire, LN2 1JN

Conveyancing - Remortgaging a property in Lincoln

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

You can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Lincoln. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing your preferred rate.

A property lawyer will act for both you and the mortgage lender, in order to confirm the lender's capital is protected.

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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