Updated: October 12, 2018

Mablethorpe conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Mablethorpe

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Mablethorpe for the legal work associated with buying or selling a property.

Do Mablethorpe conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Mablethorpe who carry out the legal work on an hourly rate. Your conveyancing quote will explain all fees and disbursements you will need to pay when your house or flat sale completes.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like Stamp Duty or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total Mablethorpe solicitor conveyancing fees be?

Mablethorpe conveyancing solicitor fees will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as utilities searches, may be needed.

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

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

Conveyancing - Buying a property in Mablethorpe

Recent changes to the law mean that a seller must reveal any issues concerning their property to the buyer.

It is, however, still the duty of the conveyancing solicitor in Mablethorpe to make enquiries about the property, feed the results of their enquiries back to the buyer, iron out any legal issues and ensure the title is transferred to the new owner.

The following provides useful guidance for buyers looking for conveyancing solicitors in Mablethorpe.

Your Mablethorpe conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a large lender such as the Scottish Building Society, to a niche lender like the Ecology Building Society. Before choosing a Mablethorpe conveyancing solicitor, it is paramount that you confirm that they can act in the interests of your chosen lender.

Many lenders are only prepared to work with a restricted panel of legal firms that pass strict selection criteria. If a solicitor cannot act for your chosen lender, the lender will need a different solicitor firm to act in their interests.

The purchaser will then have to cover this alternative solicitor's fees and the conveyancing process could take much longer.

The conveyancing process could be threatened by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Residential Property Searches (East Lindsey District Council)

Searches are submitted by Mablethorpe conveyancing solicitors to unearth planning, development and environmental issues that might possibly reduce how much your home is worth. They include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitythere is a risk that some Mablethorpe properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

You will be informed if your chosen lender needs any more searches, such as a more detailed flood report or a ground stability report.

Purchasers will have to endure a wait of roughly 35 weeks for LA searches ordered from East Lindsey District Council, so your lawyer will recommend using quicker personal searches.

Planning searches

The conveyancing solicitor acting for the buyer will apply for office copies from HM Land Registry, helping to identify potential planning issues, such as outbuildings missing from the title plan or limits on the development of the property.

East Lindsey District Council Council Tax

The amount of council tax a homeowner in Mablethorpe will pay to East Lindsey District Council will depend on the property's value and the number of residents. For instance the occupier of a Band E property in the East Lindsey District Council area would pay annual council tax of £2,006.

A conveyancing solicitor in Mablethorpe will inform the purchaser of the property's band once 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 reduces the tax due to 75% which would equal £1,505.

Other discounts and exemptions may also apply, for example 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. The Valuation Office Agency (VOA) assess bands for new build properties, and where the owner has requested a revaluation.

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

Can you challenge the council tax bracket?

Owners can ask for their property to be reassessed. A refund may be due if the property is awarded a lower band. To appeal contact:

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

Stamp Duty on Mablethorpe properties

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

When purchasing a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125,000.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out stamp duty for property in Mablethorpe:

  Average selling price (2017) SDLT
Average price £154,117 £582.34
Average price (detached) £179,395 £1,087.90
Average new build - -
Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. Therefore, if a homeowner in Mablethorpe bought a second home for the average price of £154,117 the SDLT would be £7,705.85.

Stamp duty relief for first-time buyers in Mablethorpe

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Mablethorpe will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Mablethorpe

New build site

The risks of buying a leasehold property in the UK have been well chronicled by the media. Spiralling ground rents, restrictions on the use of the property and unfair clauses in the lease are among the frequent complications lying in wait for an uninformed purchaser.

Misguided leasehold advice, from a lawyer lacking in specialist knowledge, can have costly, long-term consequences.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Mablethorpe will investigate aspects of the leasehold purchase, for example :

  • sometimes ancient and arcane lease documents
  • dealing with freeholders
  • ground rents and service charges
  • missing building regs and planning
  • managing agent memoranda and articles of association

Make sure that you are fully-informed regarding your planned purchase - Contact our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Mablethorpe?

New build building site

The average purchase price of new build properties in Mablethorpe is -, according to data sourced by the HM Land Registry. - newly-constructed homes -.

The legal work for acquiring a new build home can be more involved than any other type of conveyancing. Therefore a Mablethorpe conveyancing solicitor must be mindful of local Mablethorpe considerations and should check numerous things, e.g. handling reservation fees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our team of new build conveyancers deliver an independent appraisal of the legal title of the house or flat, with close attention paid to concerns like the home's future resaleability and an assessment of other risks, such as contaminated land hazards.

Lincolnshire Conservation areas

Moving to a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your house.

These building controls, referred to as Article 4 Directions, can include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Mablethorpe's conservation areas.

Conveyancing - Selling a property in Mablethorpe

Conveyancing for a house sale is more straightforward than for a purchase. For a house purchase, the obligation lies with the purchaser to confirm that the property they are purchasing is legally sound.

On the other hand, when selling, conveyancing solicitors in Mablethorpe acting for the vendor need only respond to the buyer's solicitor's questions.

What could put your sale at risk?

Issues, like Japanese Knotweed, can significantly derail your home move.

Don't put off finding a solution and hope any such problems will go away, instead get advice and attempt to resolve it proactively.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is a great deal more complicated compared to a freehold house.

Conveyancing solicitors in Mablethorpe will also need to carry out additional work, for example contacting the freeholder for a comprehensive pack of information, through to information about any reserve fund that may be held.

To reduce leasehold-related delays, it is recommended that the vendor contact a conveyancer as soon as the property is marketed, if not before,.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority rules prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.

You may want to instruct a property solicitor firm in Mablethorpe to carry out your legal work, if a Quittance solicitor is doing the legal work for the other side.

Local Mablethorpe conveyancing solicitor directory

  • Bridge McFarland, 16b Victoria Road, Mablethorpe, Lincolnshire, LN12 2AQ
  • Tinn Criddle Hall LLP, 31 High Street, Sutton-on-Sea, Mablethorpe, Lincolnshire, LN12 2EY

Conveyancing - Remortgaging a property in Mablethorpe

Whilst homeowners consider remortgaging for a range of reasons, homeowners will generally remortgage a home simply to get a better rate.

Homeowners can enjoy the benefits of a better rate earlier with a more proactive conveyancing solicitor in Mablethorpe. They will work to reduce the processing time of the conveyancing. 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 should also be able to act for your chosen bank or building society. Quittance Conveyancing are on all major UK lenders' panels, so whether you are switching to a fixed-rate mortgage with RBS or to a fixed-rate mortgage with the Yorkshire Bank, 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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