Updated: October 12, 2018

Lymington conveyancing solicitor fees

No Move, No Fee conveyancing in Lymington

Conveyancing solicitor fees are paid to conveyancing solicitors in Lymington for carrying out the legal work for a property transaction.

Are Lymington conveyancing fees and costs fixed?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Lymington who carry out the legal work on an hourly rate. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as leasehold information packs or local authority searches.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Lymington cost?

Though conveyancing fees in Lymington will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a mining search, may be needed.

For a standard conveyancing transaction, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Lymington

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of the conveyancing solicitor in Lymington to make enquiries about the property, report back in detail to the buyer and the lender, solve outstanding issues and register the new owner's title at the Land Registry.

This section considers the aspects of the legal process for conveyancing solicitors in Lymington where specialist conveyancing skills may be essential.

Your Lymington conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche lender like GE Money Home Lending or a major lender such as Barclays Bank, before selecting a Lymington conveyancing solicitor you must confirm that they are on the panel of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some lenders will only work with a selected list (known as a 'lender panel') of legal firms that meet strict criteria.

Under these circumstances, the lender will require a second solicitor firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Failing to check your conveyancing lawyer's lender panel status could mean significant delays.

Quittance Conveyancing can act on behalf of all lenders.

Searches (New Forest District Council)

Searches are applied for by Lymington conveyancing solicitors in order to identify any broader issues that could undermine how much the property you are purchasing is worth. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether the property is listed
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Lymington properties for local parish repairs.

Additional searches, such as a radon gas search or a commons registration search, may also be recommended in the initial search results.

Purchasers could experience a delay of roughly 8 weeks for Residential property searches ordered from New Forest District Council. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning searches

The conveyancing solicitor acting for the buyer will get office copies from HMLR, helping to evidence planning issues. These issues could include discrepancies with the filed plan or a restrictive covenant against certain alterations.

New Forest District Council Council Tax

The amount of council tax a homeowner in Lymington will pay to New Forest District Council will depend on the property's value and the number of residents. E.g. for an average Tax Band D residential property in Lymington, the amount of council tax due would be £1,694 per year.

Conveyancing solicitors in Lymington will inform a 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 £1,270.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch.

Band New Forest District Council Tax (2018)
A £1,129
B £1,317
C £1,506
D £1,694
E £2,070
F £2,447
G £2,823
H £3,388

Can I appeal against my band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, and 20 saw a reduction. To challenge your banding contact:

Valuation Office Agency
Overline House
Central Station
Blechynden Terrace
SO15 1GW

Stamp Duty on Lymington properties

If you are buying a home in England, Wales or Northern Ireland then you will usually need to pay SDLT. The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

Quittance's case management software integrates with online SDLT filing systems to ensure that the SDLT is paid in full quickly and accurately.

The following table illustrates stamp duty examples for typical properties in Lymington:

  Average sale price (2017) Stamp Duty
Average price £475,650 £13,782.50
Average price (detached) £640,405 £22,020.25
Average new build £479,246 £13,962.30

Stamp duty relief for first-time buyers in Lymington

Since 11/17, first-time buyers only need to pay stamp duty on residential properties valued over £300k. Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the property is not rented out. E.g. if a second property was bought for £475,650 then the SDLT including the surcharge would be £38,052.00. .

Conveyancing solicitors in Lymington should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Lymington

New build site

The drawbacks associated with buying a leasehold house or flat in the UK are generally well known. There are many legal issues that may be awaiting the unsuspecting buyer, such as doubling ground rents and short leases.

Severe consequences can result from a less-experienced solicitor's inaccurate leasehold advice.

If you intend to buy a leasehold property, a expert conveyancing solicitor in Lymington will consider potential leasehold issues, for example :

  • reviewing the lease
  • managing agent or landlord enquiries
  • annual statements of account and budgets for service charges
  • freeholder plans to sell the building
  • proposed major works (Section 20 notices)

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Lymington?

House under construction

According to data sourced by HM Land Registry, 29 new builds were purchased in Lymington last year. The average cost of new builds in Lymington is £479,246.

A new-build conveyancing solicitor in Lymington must be familiar with Lymington-specific considerations and the extra complexities of new build, e.g. ensuring that the contract is in the buyer's favour and liaising with the builder's onsite sales team.

Our team of new build conveyancers deliver an expert appraisal of the legal status of the property, scrutinising contract issues like problematic leasehold terms and exponential ground rent and service charges (where applicable).

Conservation areas in Hampshire

Whether you are going to buy a period cottage or a Victorian terraced house, if the home is in a conservation area, any changes you can make to the home might not be allowed by New Forest District Council.

These constraints, called Article 4 Directions, may include a range of factors from restrictions on the removal of chimneys, to restrictions on hard standings at the front of the property.

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

Parts of Lymington lie within a New Forest LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Lymington's conservation areas.

Conveyancing - Selling a property in Lymington

The legal side of a sale of a home is simpler than when buying. With a purchase, the obligation lies entirely with the buyer to ensure that the title of the property can be mortgaged and is free from legal issues.

In contrast, for a sale, conveyancing solicitors in Lymington acting for the current owner need only respond to any enquiries made by the buyer's solicitor.

What factors could threaten your sale?

Properties will frequently have any number of potential roadblocks (such as not having full title or a boundary dispute) that might delay the conveyancing process for weeks (or worse).

Property experts will almost always suggest that sellers address these issues immediately.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is significantly more specialised than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Lymington must carry out additional legal work. This can involve requesting an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

It is strongly advised that you contact a property lawyer with leasehold experience as early in the process as possible, and potentially before marketing the property, to avoid undue delays.

Can your conveyancing solicitors act for the buyer and the vendor in a single transaction?

A conveyancer regulated by the CLC can act for both parties. However, SRA regulations restrict the same conveyancing solicitor from acting on both sides in a house sale.

You may want to instruct a property solicitor firm in Lymington to carry out your legal work, if we are acting for the other side.

Local Lymington conveyancing solicitor directory

  • Clive Sutton Solicitor, 3 The Old Print Works, 85b High Street, Lymington, Hampshire, SO41 9AN
  • Heppenstalls Solicitors Limited, 75 High Street, Lymington, Hampshire, SO41 9YY
  • Moore Blatch LLP, 48 High Street, Lymington, Hampshire, SO41 9ZQ
  • Scott Bailey LLP, 63 High Street, Lymington, Hampshire, SO41 9ZT
  • Eric Robinson Solicitors, Heathcote House, 37 St Thomas Street, Lymington, Hampshire, SO41 9NE

Conveyancing - Remortgaging a property in Lymington

People remortgage a home for all sorts of reasons, including switching from interest-only to repayment, or consolidating loan repayments. The main reason, however, is simply to get a better rate.

A good conveyancing solicitor in Lymington can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

The property lawyer conducting the legal work needs to be able to act for your chosen lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are changing to a 100% mortgage with the NatWest or to a fixed-rate mortgage with the Dudley Building Society, we 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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