Updated: October 12, 2018

Lincolnshire conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Lincolnshire

Conveyancing solicitor fees are what you pay to your Lincolnshire conveyancing solicitor for the legal work associated with moving home.

Are Lincolnshire conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Lincolnshire who work on a price per hour basis. Your conveyancing quote explains what you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or office copies and title plans.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Lincolnshire cost in total?

While conveyancing fees in Lincolnshire will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, specific extra searches, such as utilities searches, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Lincolnshire

Recent changes to the law mean that a seller must reveal any issues concerning their property to the buyer.

That said, it remains the responsibility of the conveyancing solicitor in Lincolnshire to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), help with resolving any problems and register the title in the new owner's name.

This part of the article provides recommendations for buyers who want conveyancing solicitors in Lincolnshire.

Your Lincolnshire conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a major lender such as Santander, to a financial institution like Pepper Money. Before you choose a Lincolnshire conveyancing solicitor, it is paramount that you confirm that they can represent your mortgage lender.

Most mortgage lenders will only work with a select panel of firms that have achieved certain benchmarks. If a conveyancer cannot act for your mortgage lender, the lender will likely need a different firm to complete the legal work.

The borrower will then have to cover this alternate lawyer's fees and the conveyancing process could take much longer.

Failing to check the lender panel status of your conveyancer can create problems and delays.

Quittance Conveyancing are on the panel of all mortgage providers.

Residential Property Searches (Boston Borough Council)

Searches are enquiries made of various authorities by Lincolnshire conveyancing solicitors to provide information about your new home.

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

Your lawyer will make you aware if your mortgage lender requires any further searches, for example a highways search or a more detailed environmental report.

The approximate processing time for property searches obtained from Boston Borough Council is 10 weeks, so faster personal searches will be preferred.

Planning permissions

The buyer's conveyancing solicitor will apply for official entries from HM Land Registry. This will help to identify any planning issues. These issues could include the breach of a restrictive covenant or a difference between the agent's floorplan and the title plan.

Boston Borough Council Council Tax

Boston Borough Council calculate council tax on Lincolnshire homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Band B home in Lincolnshire, the amount due would be £1,315 per year.

A conveyancing solicitor in Lincolnshire will inform a purchaser of the property's 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 £986.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Boston Borough Council Tax (2018)
A £1,127
B £1,315
C £1,503
D £1,691
E £2,067
F £2,442
G £2,818
H £3,382
Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Queensgate House
12 Silver St

A property owner can also apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Lincolnshire properties

A buyer will usually need to pay Stamp Duty Land Tax if the property they are purchasing is valued at over £125k. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for average local properties:

  Average selling price (2017) Stamp Duty
Average price £194,446 £1,388.92
Average price (detached) £243,856 £2,377.12
Average new build £211,905 £1,738.10
If you own another home or share in a home , anywhere in the world you will be subject to a higher SDLT rate of 3%. So if a second home was bought for £194,446 then the stamp duty total will be £9,722.30.

Stamp duty relief for first-time buyers in Lincolnshire

Since November 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k.

Lincolnshire conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Lincolnshire

New build site

The possible drawbacks of buying a leasehold house or flat in the UK have been well chronicled in the papers. The numerous common problems lying in wait for the unsuspecting purchaser can include:

  • spiralling ground rents
  • undisclosed major works
  • unreasonable lease extension premiums
Poor leasehold guidance, from a conveyancer lacking in specialist knowledge, can have serious consequences.

A good conveyancing solicitor in Lincolnshire will consider potential leasehold issues, including service charges, ground rents and buildings insurance arrangements, leases approaching 80 years remaining and dealing with freeholders and managing agents.

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Lincolnshire?

House being built

Based on local data compiled by the Land Registry, 92 new build houses and flats have been bought in Lincolnshire in 2018 so far. The average purchase price of a new build home in Lincolnshire is £191,315.

Purchasing a new build property is more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Lincolnshire must be aware of Lincolnshire-specific factors and will consider a range of issues, like liaising with the builder's onsite sales team and handling initial Land Registry registration.

Our team of new build conveyancers are specialists in working to developer exchange timeframes and new build purchases.

Lincolnshire Conservation areas

Moving into a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area building controls will affect your home.

These conditions, referred to as Article 4 Directions, could include a wide range of constraints from restrictions on hard standings at the front of the property, to limitations on skylights.

If a property is in breach, you could be required by law by the local council to return the home to its earlier condition, 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 Lincolnshire's conservation areas.

Conveyancing - Selling a property in Lincolnshire

The conveyancing process on a property sale is simpler than for a purchase. The buyer's conveyancing solicitor carries out due diligence into the property, whereas conveyancing solicitors in Lincolnshire acting for the seller merely responds to enquiries made by the buyer's solicitor.

What could go wrong?

Properties will frequently have a broad spectrum of possible issues (such as issues with neighbours' rights over the property or being situated on an unadopted road) which may jeopardise your move.

It is better not to hide from the issue, waiting to see if the problem is discovered - speak to an expert, square up to the issue(s), and find a solution promptly.

Further reading:

Read more sale conveyancing articles here.


Conveyancing for a leasehold flat or house is a great deal more technical than for a more straightforward freehold house.

Lincolnshire conveyancing solicitors must usually carry out further legal work. This can involve asking for a comprehensive pack of information, through to a copy of the insurance policy schedule.

It is highly recommended that you contact a leasehold-specialist conveyancer as soon as possible, ideally before putting the property on the market, to ensure the legal technicalities are handled correctly.

Can Quittance conveyancers act for both parties?

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

You could instruct a property solicitor firm in Lincolnshire to carry out your legal work, if a Quittance conveyancer is acting for the other side.


Conveyancing - Remortgaging a property in Lincolnshire

The main reason people remortgage is to get a more affordable interest rate. There are other reasons to remortgage, for example funding a one-off purchase, or fixing the mortgage on a new discounted rate.

You will typically be able to benefit from a lower rate faster by using a more efficient conveyancing solicitor in Lincolnshire. With the future of interest rates unclear, fast conveyancing can play a key role in securing the rate you want.

It is crucial that the property lawyer undertaking the legal work can act on behalf of the new lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are moving to a cashback mortgage with the NatWest or to a repayment mortgage with the Chelsea Building Society, our remortgage specialists can help.

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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