Updated: October 12, 2018

Lutterworth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Lutterworth

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Lutterworth for handling the legal work for your move.

Do Lutterworth conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Lutterworth carry out the legal work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your conveyancing quote sets out all fees and other costs you will be charged 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. These include costs like local authority searches or ID checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Lutterworth solicitor conveyancing fees be?

Although conveyancing fees in Lutterworth will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and specific extra searches, e.g. a commons registration search, may be necessary.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Lutterworth

Recent changes to the law mean that a seller should disclose defects or disputes to their estate agent and to the purchaser.

It is, however, still the duty of the Lutterworth conveyancing solicitor to investigate the property, so that they can report back in detail to the buyer and the lender, make practical suggestions and register the title in the new owner's name.

The following provides useful information for buyers who need conveyancing solicitors in Lutterworth.

Your Lutterworth conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like New Street Mortgages or a major lender such as NatWest, before selecting a Lutterworth conveyancing solicitor you must confirm that they can act for your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some lenders will only work with a select list (referred to as a 'panel') of firms.

Should this be the case, the lender will need an alternative legal firm to complete the legal work, and you will be expected to pay this second solicitor's costs. This can push back the completion date of the purchase.

Your home move could be threatened by failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (Harborough District Council)

Residential property searches are applied for by Lutterworth conveyancing solicitors to help identify issues that might potentially reduce how much your home will be worth.

Mortgagees almost always need conveyancing searches to be applied for. Required searches will include:

  • Local Authority search - contains information about the property and surrounding area held by Harborough District Council
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - describes the insurance to protect against any liability owed by Lutterworth properties for local parish repairs.

More pertinent searches, such as a more detailed flood report or a Forestry Commission search, may also be recommended following the initial searches.

Harborough District Council has a typical delivery time of 10 weeks for property searches, so it will be worth using a faster private search company.

Checking planning status

Your conveyancing solicitor also retrieves official entries from the Land Registry. This will help to highlight any planning issues, such as a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.

Harborough District Council Council Tax

As a homeowner in Lutterworth, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. E.g. for an average Tax Band C property in Lutterworth, the council tax would be £1,530.

A conveyancing solicitor in Lutterworth will inform the purchaser of the home's council tax 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 reduces the tax due to 75% which would equal £1,147.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or properties awaiting grant of probate.

Band Harborough District Council Tax (2018)
A £1,147
B £1,339
C £1,530
D £1,721
E £2,104
F £2,486
G £2,868
H £3,442

Can I dispute my council tax rate?

A homeowner can ask for their property to be reassessed. The band could be revised up as well as down. To appeal contact:

Valuation Office Agency
Enkalon House
86-92 Regent Rd

Stamp Duty on Lutterworth properties

If the purchase price of the house you intend to buy is over the £125k threshold, you must pay stamp duty. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

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

See examples for typical local properties:

  Average sale price (2017) SDLT
Average price £299,795 £4,989.75
Average price (detached) £360,769 £8,038.45
Average new build £334,063 £6,703.15
If you already own another home , anywhere in the world you will be subject to a higher SDLT rate of 3%. For example, if a homeowner bought a second property in Lutterworth for the average price of £299,795 the SDLT would be £23,983.60.

Stamp duty relief for first-time buyers in Lutterworth

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

Conveyancing solicitors in Lutterworth should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Lutterworth

New build site

The potential pitfalls of purchasing a leasehold property in the UK are generally well known. The numerous common problems awaiting an uninformed buyer include unfair developer practices and doubling ground rents.

Severe consequences can result from an inexperienced solicitor's inaccurate leasehold advice.

If you intend to buy a leasehold property, a expert conveyancing solicitor in Lutterworth will consider possible leasehold issues, including :

  • reviewing the lease
  • service charges, ground rents and buildings insurance arrangements
  • dealing with freeholders
  • residents? management company

Ensure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Lutterworth?

New build building site

Based on local Her Majesty's Land Registry statistics, 84 brand new homes were purchased in Lutterworth last year. The average price for Lutterworth new build property is £334,063.

Buying a new build property is frequently more involved than other types of conveyancing. To avoid potential problems a conveyancing solicitor in Lutterworth must be aware of local factors and should investigate several key issues, e.g. advising on mortgage offer flexibility for delayed completion and confirming Section 38 agreements.

Quittance Conveyancing deliver an expert assessment of the legal title of the house or flat, scrutinising contract concerns like the home's subsequent marketability and potential freehold acquisition traps.

Conservation areas in Leicestershire

If you are planning to buy a home in a conservation area in Lutterworth, the property will need to meet any conservation area restrictions. These constraints may include restrictions on replacing windows, restrictions on side or 2 storey extensions or restrictions on the use of external insulation.

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

The local planning authority (LPA) for Harborough has designated conservation area status on certain areas of Lutterworth. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Lutterworth's conservation areas.

Conveyancing - Selling a property in Lutterworth

The legal side of a property sale usually requires less work than when purchasing. During the sale of a house or flat, the principle of 'buyer beware' means that the onus lies with the purchaser to confirm that the property's title is legally sound.

With a sale, conveyancing solicitors in Lutterworth acting for the vendor effectively just answer questions set by the buyer's conveyancing solicitor.

How to give yourself the best chances of success

A property will frequently have possible complications (such as tree preservation orders) which may derail the sale conveyancing process.

It is best not to procrastinate as it is highly unlikely that the problems won't be picked up - talk to a professional instead and attempt to resolve it proactively.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is much more time-consuming compared to a freehold house.

Conveyancing solicitors in Lutterworth will also carry out additional work, for example contacting the freeholder for management company information, through to details of any consents for improvements made to the flat.

In order to resolve any leasehold issues faster, it is recommended that you instruct a property lawyer as early as possible.

What if Quittance conveyancers are acting for the other side?

SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Lutterworth home, and we are acting for the other side, you may want to instruct a property solicitor firm in Lutterworth to undertake your legal work.

Local Lutterworth conveyancing solicitor directory

  • Headleys, 39a Station Road, Lutterworth, Leicestershire, LE17 4AP
  • Melkerts Solicitors Limited, 2b Station Road, Lutterworth, Leicestershire, LE17 4AP
  • Rich & Carr Limited, 10-10a Station Road, Lutterworth, Leicestershire, LE17 4AP
  • Broomfields Solicitors LLP, 7 St John's Business Park, Rugby Road, Lutterworth, Leicestershire, LE17 4HB
  • Timpson Limited, 2 Midland Court, Central Park, Leicester Road, Lutterworth, Leicestershire, LE17 4PN

Conveyancing - Remortgaging a property in Lutterworth

Saving money on a better rate is generally why homeowners remortgage. There are other reasons, including releasing funds to help kids get on the property ladder, or moving from a tracker to a fixed-rate.

A good conveyancing solicitor in Lutterworth will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer will act for both you and the new lender to confirm the lender's investment is secured.

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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