Updated: October 12, 2018

Ludlow conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ludlow

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

Do Ludlow conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Ludlow who will work on a fees per hour basis. Your quote will explain all fees and other costs you will be charged when your sale or purchase goes through.

What are disbursements?

In addition to the legal fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like HMLR fees or managing agent fees.

See: Complete list of conveyancing fees

How much will the total Ludlow solicitor conveyancing fees be?

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

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

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

Conveyancing - Buying a property in Ludlow

As a key part of the legal work for a home purchase, the conveyancing solicitor in Ludlow will carry out due diligence on the title of the property and feed the results of their enquiries back to the buyer.

After making their enquiries the conveyancer will offer suggestions and advice and will solve outstanding issues and register the title in the new owner's name.

The content below provides recommendations for homebuyers searching for conveyancing solicitors in Ludlow.

Your Ludlow conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common mortgage lender like the Market Harborough Building Society or a major lender such as TSB, before you instruct a conveyancing solicitor in Ludlow you must confirm that they can act for your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders are only prepared to work with a selected list (known as a 'panel') of law firms that have achieved certain benchmarks.

In this case, the lender will need an alternative firm to carry out the legal work, and you will be expected to pay this alternate solicitor's fees. This can mean the process takes much longer.

Failing to check the lender panel status of your property lawyer can result in serious delays.

Our solicitors can act for all banks and other lenders.

Shropshire Council searches

Residential property searches are applied for by Ludlow conveyancing solicitors to help identify issues that could possibly reduce how much the property you are purchasing will be worth. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes road proposals
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Ludlow properties for local parish repairs.

More specific searches, such as a tin mining search or a mining search, may also be advised depending on the contents of the standard searches.

The approximate turnaround time for Local Authority searches from Shropshire Council is 10 weeks, so faster personal searches will be recommended.

Finding planning permissions

Official Entries (or 'office copies') will also be obtained from the Land Registry by the conveyancing solicitor acting for the purchaser, helping to evidence potential planning issues, such as restrictive covenants governing the use of the property or outbuildings lying outside the boundary.

Shropshire Council Council Tax

Council tax is calculated by Shropshire Council on property value and the number of people living in the property. The occupier of a property in Valuation Band E, for example, would owe annual council tax of £2,078.

Ludlow conveyancing solicitors will inform a buyer of the property's band once they are themselves notified.

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 £1,559.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if an occupier is a student nurse. New build homes are assessed by the Valuation Office Agency and allocated a band.

Band Shropshire Council Tax (2018)
A £1,134
B £1,323
C £1,512
D £1,700
E £2,078
F £2,456
G £2,834
H £3,401

Can I challenge my valuation?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made. 20 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Darwin House
2 The Mount
Shrewsbury
SY3 8PU
Shropshire

Stamp Duty on Ludlow properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

Stamp Duty Land Tax will need to be paid by the property purchaser on properties sold for more than £125k in England, Wales and Northern Ireland.

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 Ludlow:

  Average sale price (2018 to date) Stamp Duty
Average price £266,288 £3,314.40
Average price (detached) £325,833 £6,291.65
Average new build £200,000 £1,500.00

Stamp duty relief for first-time buyers in Ludlow

First-time buyer stamp duty relief is available on property purchases below £300,000. Homeowners must pay a higher rate of SDLT for the purchase of a second property. So if a second property was bought for £266,288 then the SDLT total will be £21,303.04.

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

Buying a flat? Leasehold conveyancing in Ludlow

New build site

It is not recommended to purchase a leasehold house or flat if you don't know what you are getting into. There are numerous technical issues that could be lying in wait for an uninformed purchaser, including overpriced managing agent packs, exponential ground rents and onerous covenants.

Severe consequences can result from a solicitor's erroneous leasehold advice.

A good conveyancing solicitor in Ludlow will consider potential leasehold issues, e.g. managing agent practices, reviewing the lease itself (many leases are decades old) and landlord/tenant disputes.

Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Ludlow?

House being built

1 brand new properties have been bought in Ludlow in 2018 so far, according to local information gathered by HMLR. The average purchase price of new build properties in Ludlow is £200,000.

The legal side of acquiring a new build property is frequently more involved than other types of conveyancing. Therefore a conveyancing solicitor in Ludlow needs to be aware of local Ludlow factors and should check numerous things, such as checking the suitability of new build insurance and working to builders' exchange timelines.

Our award-winning new build conveyancing team are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Shropshire

When acting for the purchaser of a property in Ludlow, a conveyancing solicitor will need to confirm if the property is in a conservation area in Ludlow. If it is, the property will be affected by certain restrictions. Called Article 4 directions, these restrictions could include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits on side or two-storey extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Ludlow.

Conveyancing - Selling a property in Ludlow

The legal work involved in a property sale is less difficult than for a property purchase. The purchaser needs to carry out due diligence on the home. Conveyancing solicitors in Ludlow acting for the vendor simply answers the buyer's questions.

What factors could threaten your sale?

Common obstacles, like having right or way issues (such as being landlocked) or where the property differs from the title plan, can seriously slow or frustrate your move if they are ignored.

In the majority of cases, you should handle any such problems as soon as they come to light.

Useful reading:

Read more helpful advice for sellers here.

Leasehold

The legal work for a leasehold flat or house is quite a lot more specialised compared to a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Ludlow, such as sourcing the latest service charge and ground rent statement, through to a copy of any health and safety assessment for the common parts.

It is usually counter-productive to hold off instructing a lawyer as soon as an estate agent is chosen to reduce the impact of any leasehold-caused problems.

What if you are acting for the other side?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a property in Ludlow, and a Quittance conveyancer is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Ludlow to undertake your legal work.

Local Ludlow conveyancing solicitor directory

  • Greens, 9/10 King Street, Ludlow, Shropshire, SY8 1AQ
  • mfg Solicitors LLP, 9 Corve Street, Ludlow, Shropshire, SY8 1DE
  • PCB Solicitors LLP, Tolsey House, 51 Bull Ring, Ludlow, Shropshire, SY8 1AB
  • A B Birtles Limited, 12, The Business Quarter, Eco Park Road, Ludlow, Shropshire, SY8 1FD
  • L Aston Ltd, 12 The Business Quarter, Eco Park Road, Ludlow, Shropshire, SY8 1FD

Conveyancing - Remortgaging a property in Ludlow

Whilst there are many reasons to consider remortgaging, people usually remortgage to get a more affordable interest rate.

You can enjoy the benefits of a lower rate sooner by using a more efficient conveyancing solicitor in Ludlow. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing your preferred rate.

The property lawyer will act for both you and your new bank or building society to confirm the lender's investment is secured and the HM Land Registry is notified of the lender's charge over the property.

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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