Updated: October 12, 2018

Liskeard conveyancing solicitor fees

No Move, No Fee conveyancing in Liskeard

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Liskeard for handling the legal work for your move.

Do Liskeard conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Liskeard who work on a cost per hour basis. Your conveyancing quote sets out what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as office copies or local authority searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Liskeard solicitor conveyancing fees be?

Liskeard conveyancing fees will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

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

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

Conveyancing - Buying a property in Liskeard

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes.

It is, however, still the duty of a conveyancing solicitor in Liskeard to carry out due diligence on the property, report back to the buyer and the lender, iron out any legal issues and ensure that the full legal ownership is transferred.

The following examines those areas of the legal process for conveyancing solicitors in Liskeard that need specialist knowledge.

Your Liskeard conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche lender like Coutts Finance or a major lender such as Lloyds Bank, before you choose a conveyancing solicitor in Liskeard it is paramount that you confirm that they can represent your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some lenders will only accept a restricted group of legal practices that have achieved certain benchmarks.

In this case, the lender will need a second law firm to complete the legal work, and you will then have to cover this alternate solicitor's fees. This can frustrate or delay the process.

Neglecting to check the lender panel status of your conveyancer could result in serious delays.

Our solicitors are approved members of all lender panels.

Residential Property Searches (Cornwall Council)

Property searches are enquiries made of public bodies by Liskeard conveyancing solicitors to provide information about your new home.

Lenders will also require searches (as set out in the CML Handbook) to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Your solicitor will make you aware if your chosen lender insists on any more searches, for example a highways authority search or a geological search.

Cornwall Council has a usual processing time of 8 weeks for conveyancing searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning documents

The buyer's conveyancing solicitor will also order office copies from HM Land Registry. This will help to expose any planning issues, such as right of access issues or the title plan showing only very general boundaries.

Cornwall Council Council Tax

Council tax is calculated by Cornwall Council on property value and the number of people living in the property. For example, for an average Band E house in Liskeard, the council tax payable would be £2,166.

Liskeard conveyancing solicitors will inform the buyer of the home's tax band once they are made aware.

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 (25%) would reduce the tax due to £1,625.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Cornwall Council Tax (2018)
A £1,182
B £1,378
C £1,575
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545

Can you challenge the council tax bracket?

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

Valuation Office Agency
190 Armada Way
Plymouth
PL1 1EG
Devon

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made. 60 resulted in a reduction.

Stamp Duty on Liskeard properties

If your home costs more than £125,000 then you will have to pay SDLT.

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

HMRC rejections are avoided using the latest legal case management system.

See SDLT examples for properties in Liskeard:

  Average selling price (2017) Stamp Duty Land Tax
Average price £210,628 £1,712.56
Average price (detached) £278,239 £3,911.95
Average new build £204,764 £1,595.28
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. Following the example above, if a homeowner bought a second home in Liskeard for the average price of £210,628 the SDLT would be £10,531.40.

Stamp duty relief for first-time buyers in Liskeard

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Conveyancing solicitors in Liskeard will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Liskeard

New build site

Over 100,000 property owners in the UK have property leases with problematic lease conditions. The numerous common problems awaiting the unsuspecting purchaser include:

  • absent freeholders
  • spiralling ground rents
  • unreasonable managing agent fees
  • unreasonable lease extension premiums
Serious consequences can result from a solicitor's misguided leasehold advice.

If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Liskeard will address aspects of leasehold, such as ground rents and service charges, leases approaching 80 years remaining and managing agent practices.

Make sure that you are aware of all the potential issues and costs associated with the lease - You can call our specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Liskeard?

New build building site

The average sale price of new build homes in Liskeard is £131,500. 4 brand new homes have been bought in Liskeard in 2018 so far.

A new-build conveyancing solicitor in Liskeard will need to be familiar with Liskeard-specific considerations and the extra complexities associated with new build, e.g. helping with mortgage offer extension terms, verifying rights of easements and working with warranty providers such as NHBC Buildmark, LABC Warranty and Global Home Warranties.

With Quittance Conveyancing, you will get an impartial appraisal of the legal title of the house or apartment, paying close attention to considerations like unfair leasehold conditions and an assessment of other risks, such as future local development.

Conservation areas in Cornwall

If you are buying a property in a conservation area in Liskeard, the property will need to meet any conservation area constraints. Called Article 4 directions, these building controls can include restrictions on VELUX windows, restrictions on the use of cladding or restrictions on extensions normally within Permitted Development rights.

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

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

Conveyancing - Selling a property in Liskeard

Conveyancing for a sale of a home is less difficult than when buying. When buying, the onus is solely on the buyer to discover whether the home they are buying does not have any legal issues.

When selling, conveyancing solicitors in Liskeard acting for the vendor need only respond to the buyer's questions.

What could go wrong?

A house or flat can be burdened by a range of challenges (e.g. not having suitable right of way) that might frustrate a purchase for weeks (or more).

Don't ignore the issue, waiting to see if the problem is discovered - speak to an expert instead and deal with it as quickly as possible.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat is a great deal more time-consuming than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Liskeard must undertake extra work, and this could include requesting all relevant freeholder information or a common parts fire risk assessment.

You should plan to instruct a lawyer as soon as an estate agent is chosen to mitigate often unavoidable leasehold delays.

What if your conveyancing solicitors are acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, SRA regulations ban the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a Liskeard home, and a Quittance conveyancing solicitor is acting for the other side, you may wish to contact a law firm in Liskeard to carry out your legal work.

Local Liskeard conveyancing solicitor directory

  • Caunters Solicitors Limited, Lloyds Bank Chambers, The Parade, Liskeard, Cornwall, PL14 6AJ
  • Coodes LLP, 10 Windsor Place, Liskeard, Cornwall, PL14 4BH
  • Earl and Crocker Limited, 6 West Street, Liskeard, Cornwall, PL14 6BW

Conveyancing - Remortgaging a property in Liskeard

By far the most common reason homeowners remortgage is to reduce the monthly repayments. There are any number of other reasons to consider remortgaging, including releasing equity, or moving from a tracker to a fixed-rate.

An efficient conveyancing solicitor in Liskeard will complete the conveyancing quickly, meaning you move to your lower rate sooner. With rate rises hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

Your property lawyer needs to be able to act for your new mortgage provider. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are changing to a variable-rate with Santander or to a capped-rate mortgage with the Buckinghamshire 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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