Updated: October 12, 2018

Louth conveyancing solicitor fees

No Move, No Fee conveyancing in Louth

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Louth for the legal work associated with moving home.

Are Louth conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Louth who work on a cost per hour basis. Your quote will explain what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to pay for 'disbursements'.

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, such as bankruptcy checks or identity verification checks.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Louth cost?

Louth conveyancing solicitor fees should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, such as utilities searches, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, 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 Louth

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. This principle no longer applies, however, the buyer still will need to carry out due diligence on a planned purchase.

A Louth conveyancing solicitor will make recommendations after making their enquiries, find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.

The following discusses the aspects of the buying process for conveyancing solicitors in Louth that necessitate specialist knowledge.

Your Louth conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche lender like Coutts or a large lender such as the Co-operative Bank, before appointing a Louth conveyancing solicitor you need to check that they are on the approved solicitor panel of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies are only prepared to work with a restricted panel of firms that meet stringent standards.

If this is the case, the lender will probably need a second law firm to carry out the legal work, and you will usually need to pay this second solicitor's fees. Resulting delays can jeopardise the whole purchase.

Serious delays can be caused by failing to confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Residential Property Searches (East Lindsey District Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Louth conveyancing solicitors to identify issues affecting your new home.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More pertinent searches, such as a highways authority search or a commons registration search, may also be recommended subject to the outcome of the initial searches.

Purchasers will have to endure a wait of up to 35 weeks for Local Authority searches delivered by East Lindsey District Council, so it will be worth using a faster private search company.

Planning searches

Office copies will also be obtained by your conveyancing solicitor, helping to evidence planning issues. These issues could include restrictive covenants governing the use of the property or discrepancies with the filed plan.

East Lindsey District Council Council Tax

The amount of council tax a homeowner in Louth will pay to East Lindsey District Council will depend on the property's value and the number of residents. For instance for an average Band D home in Louth, the amount due would be £1,641.

Conveyancing solicitors in Louth will inform the buyer of the home's tax band as soon as they are 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 £1,231.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if an occupier is a student nurse.

Band East Lindsey District Council Tax (2018)
A £1,094
B £1,277
C £1,459
D £1,641
E £2,006
F £2,371
G £2,736
H £3,283

Could I be overpaying council tax?

To challenge your banding contact:

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 resulted in a reduction.

Stamp Duty on Louth properties

SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

The current SDLT threshold is £125,000.

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

See table below for Stamp Duty Land Tax examples for homes in Louth:

  Average selling price (2017) Stamp Duty Land Tax
Average price £186,463 £1,229.26
Average price (detached) £242,297 £2,345.94
Average new build £209,180 £1,683.60

Stamp duty relief for first-time buyers in Louth

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following the autumn statement, second home buyers have had to pay a 3% stamp duty surcharge. So if a second home was bought for £186,463 then the SDLT total will be £9,323.15.

Conveyancing solicitors in Louth will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Louth

New build site

It can be costly to buy a leasehold property without understanding the implications. The many potential traps awaiting the unsuspecting buyer include:

  • increasing ground rents
  • incomplete management company accounts
  • onerous covenants
Poor leasehold guidance, from a property lawyer who has only ever dealt with freehold transactions, can have serious consequences.

If you are planning to buy a property with a lease, a competent conveyancing solicitor in Louth will consider possible leasehold issues, including :

  • sometimes ancient and arcane lease documents
  • dealing with freeholders
  • service charges
  • unexpired lease terms

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Louth?

New build site

The average price for a new build property in Louth is £156,872, according to data gathered by HM Land Registry. 4 new build houses and flats have been bought in Louth in 2018 so far.

The legal side of purchasing a new build property can be complicated compared to other types of conveyancing. To prevent difficulties arising a Louth conveyancing solicitor should be mindful of local factors and should consider a range of factors, including dealing with lender conditions and dealing with incomplete service connection agreements.

Our expert new build team provide an independent appraisal of the legal status of the property, with a close eye on concerns like unfair leasehold conditions and exponential ground rent and service charges (where applicable).

Conservation areas in Lincolnshire

If you are purchasing a property in one of Louth's conservation areas, the property must not breach any conservation area conditions. These conditions, referred to as Article 4 Directions, could include restrictions on the removal of chimneys, restrictions on the use of external insulation or restrictions on extensions normally within Permitted Development rights.

The local council 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 Louth's conservation areas.

Conveyancing - Selling a property in Louth

The legal work involved in a house sale is normally less troublesome than when buying. With a purchase, the responsibility lies entirely with the buyer to ensure that the title of the property they are buying is mortgageable and free from legal issues.

Conversely, with a sale, conveyancing solicitors in Louth acting for the current owner just answer the purchaser's enquiries.

Factors that could delay or endanger the sale of your home

Common hurdles, such as a problematic solar panel lease or having a defective lease, have the potential to delay the sale process.

You shouldn't bury your head in the sand, trusting that the issue won't be discovered, instead speak to an expert and deal with it as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold property is much more specialised than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Louth will need to conduct additional legal work. This can involve collating an up-to-date service charge statement or a common parts fire risk assessment.

To reduce delays, it is strongly advised that you instruct a property lawyer with leasehold experience as soon as the decision is made to sell.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority rules restrict the same conveyancing solicitor from acting on both sides in a house sale and purchase.

You could contact a property solicitor firm in Louth to undertake your conveyancing, if a Quittance conveyancer is acting for the other side.

Local Louth conveyancing solicitor directory

  • Bg Solicitors LLP, 25a Northgate, Louth, Lincolnshire, LN11 0LT
  • Bridge McFarland, 9 Cornmarket, Louth, Lincolnshire, LN11 9PY
  • John Barkers, 11 Upgate, Louth, Lincolnshire, LN11 9ES
  • Wilkin Chapman Group Ltd, 17 Cornmarket, Louth, Lincolnshire, LN11 9QA
  • Nigel Askew Solicitor, 10 Manor Park, Legbourne, Louth, Lincolnshire, LN11 8NH

Conveyancing - Remortgaging a property in Louth

Whilst homeowners consider remortgaging for a range of reasons, people will generally remortgage a home to get a more affordable interest rate.

Homeowners should be able to enjoy a better rate earlier by using a more proactive conveyancing solicitor in Louth. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in getting on to the rate you want.

In order to ensure that the lender's investment is secured, the property lawyer handling your remortgage will act for both you and the new lender.

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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