Updated: October 12, 2018

Lytham St Annes conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Lytham St Annes

Conveyancing solicitor fees will be paid to your Lytham St Annes conveyancing solicitor for the legal work associated with moving home.

How are Lytham St Annes conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Lytham St Annes who will work on a price per hour basis. Your quote explains exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like indemnity insurance or HMLR fees.

See: A guide to all conveyancing fees

How much will conveyancing in Lytham St Annes cost in total?

Although conveyancing fees in Lytham St Annes will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a Coal Authority search, may be needed.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate your conveyancing fees, 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 Lytham St Annes

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

That said, it remains the responsibility of the Lytham St Annes conveyancing solicitor to investigate the property, and report back in detail to the buyer and the lender, help to fix or resolve any legal issues and register the title in the new owner's name.

This article gives advice for people searching for conveyancing solicitors in Lytham St Annes for a purchase.

Your Lytham St Annes conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a niche mortgage lender like GE Money Home Lending, to a large lender such as TSB. Before you instruct a Lytham St Annes conveyancing solicitor, whoever you choose, it is paramount that you confirm that they are on the panel of your chosen lender.

Quite a few banks and building societies only accept a select list (referred to as a 'panel') of legal practices that meet stringent standards. If your conveyancer is not on the panel of your chosen lender, the lender will likely require a second solicitor firm to complete the legal work.

The purchaser will then have to cover this second lawyer's fees, and the conveyancing process can take much longer.

Not checking the lender panel status of your conveyancer could jeopardise the sale.

Our solicitors can carry out the legal work for all major and minor lenders.

Residential Property Searches (Fylde Borough Council)

Residential property searches are enquiries made of government bodies by Lytham St Annes conveyancing solicitors to identify information and potential issues affecting your planned purchase.

Searches are primarily carried out to satisfy the conditions of the lender, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specific searches, such as an HS2 search or a disadvantaged area search, may also be advised subject to the outcome of the initial searches.

Homebuyers should expect to wait approximately 4 weeks for Residential property searches supplied by Fylde Borough Council, so your conveyancer will recommend using a faster search agent.

Checking planning permission status

Your conveyancing solicitor also retrieves an 'Official Copy of the Title Register' from HM Land Registry, assisting with the identification of any potential issues. Examples of these include that a restrictive covenant has been breached or outbuildings missing from the title plan.

Fylde Borough Council Council Tax

Fylde Borough Council calculate your council tax based on various factors which include the layout of the property and the value of the property as determined by the VOA in 1991. For example, for an average Band D property in Lytham St Annes, the amount of council tax due would be £1,774.

Lytham St Annes conveyancing solicitors will inform the buyer of the home's tax band after this is confirmed by the searches.

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 £1,330.

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 if the property is occupied by someone who is seriously mentally impaired. The Valuation Office Agency calculate council tax bands for newly-built homes, and where the owner has requested a revaluation.

Band Fylde Borough Council Tax (2018)
A £1,182
B £1,379
C £1,577
D £1,774
E £2,168
F £2,562
G £2,956
H £3,547

Is it possible to reduce my council tax band?

From April 2016 to March 2017, 30 council tax challenges were made, and 10 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

Stamp Duty on Lytham St Annes properties

If you are buying a property in England,Wales or Northern Ireland then stamp duty is payable on properties over £125k. In Scotland, the threshold is £145k.

The SDLT1 form is seven pages long, and HM Revenue and Customs (HMRC) fines those who delay in completing and returning it.

Quittance use smart case management systems to ensure that mistakes are not made on the stamp duty process.

See table below for Stamp Duty Land Tax examples for homes in Lytham St Annes:

  Average sale price (2017) Stamp Duty Land Tax
Average price £237,161 £2,243.22
Average price (detached) £334,440 £6,722.00
Average new build £223,507 £1,970.14
Higher rates of SDLT apply to buyers of second property in the form of a 3% SDLT surcharge. Therefore, if a homeowner in Lytham St Annes bought a second home for the average price of £237,161 the SDLT would be £11,858.05.

Stamp duty relief for first-time buyers in Lytham St Annes

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Lytham St Annes conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Lytham St Annes

New build site

The drawbacks associated with leasehold property ownership are of serious concern. The many potential traps lying in wait for the unsuspecting buyer could include:

  • unreasonable managing agent fees
  • absent freeholders
  • unfair clauses in the lease
  • increasing ground rents
Bad or incomplete leasehold advice, from a conveyancer with limited leasehold experience, could have serious financial consequences.

If you intend to purchase a leasehold property, a good conveyancing solicitor in Lytham St Annes will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • absent freeholders
  • possible service charge shortfalls
  • leases approaching 80 years remaining
  • service charge retentions

Ensure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Lytham St Annes?

Building site

57 new builds were purchased in Lytham St Annes last year, (Land Registry figures). The average purchase price of Lytham St Annes new builds is £223,507.

Purchasing a new build can be more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Lytham St Annes must be aware of local issues and should check numerous things, e.g. helping with mortgage offer extension terms and negotiating new build contracts.

Our highly qualified new build team are experts in new build purchases and working to tight developer deadlines.

Conservation areas in Lancashire

Whether you are intending to buy a period country house or a Victorian detached house, if the house is in a protected conservation area, your plans to alter the house might not be permitted by Fylde Borough Council.

These constraints, called Article 4 Directions, may include anything from restrictions preventing paving over the front garden, to restrictions on the use of PVC or aluminium windows.

If a property is in breach, the local authority can instruct the owner to 'undo' the recent changes, even if the changes were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Lytham St Annes's conservation areas.

Conveyancing - Selling a property in Lytham St Annes

The conveyancing process on a sale of a home is much simpler than for a purchase. The purchaser will have to go through a thorough legal appraisal on the legal title of your home. Conveyancing solicitors in Lytham St Annes acting for the vendor effectively just answers the buyer's questions.

How to improve the odds of your sale going through

Frequently occurring issues, such as missing planning regulations, can significantly delay a transaction.

It is not recommended that you put off finding a solution, waiting to see if the problem is discovered. Get advice and work to resolve it as early as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat or house is a great deal more technical than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Lytham St Annes will usually undertake additional legal work, including sourcing an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.

To reduce leasehold-related delays, it is recommended that you instruct a conveyancer as soon as possible.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both sides.

You may want to instruct a property solicitor firm in Lytham St Annes to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Lytham St Annes

Reducing monthly repayments by finding a better rate is the main reason that people change lenders. There are other reasons, such as releasing equity, or getting on to a new fixed-rate deal.

Homeowners can benefit from a better rate earlier with a more proactive conveyancing solicitor in Lytham St Annes, working to reduce the processing time of the legal work. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing the rate you want.

The property lawyer handling the remortgage needs to be able to act for your new bank or building society. Our conveyancers are on all major lenders' panels. So whether you are moving to a fixed-rate mortgage with the Halifax or to a two-year discount with the Hinckley and Rugby Building Society, our remortgage specialists 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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