Updated: October 12, 2018

Manningtree conveyancing solicitor fees

No Move, No Fee conveyancing in Manningtree

Conveyancing solicitor fees will be paid to conveyancing solicitors in Manningtree for the legal work associated with moving home.

Are Manningtree conveyancing fees and costs fixed?

Some conveyancing solicitors in Manningtree will work on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote explains exactly what you will be charged when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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, such as landlord's notice fees or HMLR fees.

See: A guide to all conveyancing fees

How much will conveyancing in Manningtree cost in total?

Manningtree conveyancing fees will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. a flooding search, may be needed and Local Authority Search fees can vary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Manningtree

Caveat emptor (buyer beware), was the legal principle of English property law. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, a purchaser must still carry out due diligence on a planned purchase.

A conveyancing solicitor in Manningtree will offer suggestions and advice after making their enquiries, help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

This section discusses the property types which may involve extra hazards for people looking for conveyancing solicitors in Manningtree for a purchase.

Your Manningtree conveyancing solicitor must be lender-approved

Before you instruct a Manningtree conveyancing solicitor, you need to check that they can act on behalf of your chosen lender, whether you are taking out a mortgage from Precise Mortgages, Virgin Money or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies will only accept a select group (often referred to as a 'panel') of legal firms.

If this is the case, the lender will probably need a second firm to carry out the legal work, and you will usually need to pay this substitute solicitor's costs. The additional work can mean the process takes much longer.

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

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

Conveyancing Searches (Tendring District Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Manningtree conveyancing solicitors to identify issues affecting your planned purchase.

Searches are primarily performed to satisfy mortgage conditions. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your solicitor will tell you if your lender wants any further searches, e.g. a highways authority search or an agricultural search.

Tendring District Council has a usual lead time of 13 weeks for Residential property searches. Your lawyer could instead use faster personal searches.

Checking planning status

Office copies will also be obtained by your conveyancing solicitor, helping to identify any planning issues, for example discrepancies with the filed plan or a restrictive covenant against certain alterations.

Tendring District Council Council Tax

Tendring District Council calculate council tax on Manningtree homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band E, for example, would owe annual council tax of £2,029.

Conveyancing solicitors in Manningtree will inform a buyer of the home's tax band once they have the Local Authority search results.

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 £1,522.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or for spouses of students who are not British.

Band Tendring District Council Tax (2018)
A £1,107
B £1,291
C £1,476
D £1,660
E £2,029
F £2,398
G £2,767
H £3,320

Can you challenge the council tax bracket?

To appeal contact:

Valuation Office Agency
34 Southway
Colchester
CO2 7BB
Essex

From April 2016 to March 2017, 50 council tax challenges were made. 20 saw a reduction.

Stamp Duty on Manningtree properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

The current Stamp Duty Land Tax threshold for residential properties is £125k.

Quittance Conveyancing's specialist post-completion team will ensure that the required SDLT1 form is completed and submitted to HMRC without delay.

This table sets out stamp duty for average property in Manningtree:

  Average sale price (2017) SDLT
Average price £311,522 £5,576.10
Average price (detached) £399,766 £9,988.30
Average new build £377,070 £8,853.50

Stamp duty relief for first-time buyers in Manningtree

In 11/17, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a stamp duty surcharge of 3%. For example, if an existing homeowner bought a second property in Manningtree for the average price of £311,522 the SDLT would be £24,921.76.

Manningtree conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Manningtree

New build site

Over 100,000 homeowners in the UK are trapped in property leases with problematic lease terms. The numerous common problems lying in wait for the unsuspecting purchaser include unreasonable managing agent fees, ground rent multipliers and unfair clauses in the lease.

Serious financial ramifications can result from a less-experienced solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Manningtree will address aspects of leasehold, such as annual statements of account and budgets for service charges, leaseholder/freeholder disputes and managing agent or landlord enquiries.

Our leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Manningtree?

New build site

The average price for Manningtree new build properties is £362,500, based on information from the Land Registry. 3 new build homes have been bought in Manningtree in 2018 so far.

Purchasing a new build is generally more complex than 'standard conveyancing'. Therefore a Manningtree conveyancing solicitor must be aware of both region-specific factors and also must look into numerous things, such as ensuring that new build mortgage conditions are met and handling initial Land Registry registration.

Our award-winning new build team specialise in working to tight developer deadlines and ensuring that new build contracts favour the client as much as possible.

Conservation areas in Essex

Your conveyancing solicitor will need to confirm if the residential property you are intending to buy is in a conservation area in Manningtree. If it is, the property could be affected by specific conditions. 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 new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Manningtree.

Conveyancing - Selling a property in Manningtree

The legal work involved in a sale of a home is more straightforward than for a property purchase. The buyer has to carry out an investigation into the property's title and other legal aspects, whereas conveyancing solicitors in Manningtree acting for the vendor effectively just responds to enquiries made by the buyer's solicitor.

Why do sales fall through?

Frequently occurring issues, such as not having full title, have the capacity to jeopardise your move if left unresolved.

It is not recommended that you put off finding a solution in the hope that any issues won't be spotted, instead get legal advice and work to resolve it ASAP.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold property is significantly more time-consuming than for a more straightforward freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Manningtree, including getting an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

To reduce delays, it is recommended that the seller instructs a property lawyer with leasehold experience as soon as possible, preferably before putting the property on the market,.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both sides.

You may wish to contact a law firm in Manningtree to undertake your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Manningtree conveyancing solicitor directory

  • Sparling Benham & Brough, 13 High Street, Manningtree, Essex, CO11 1AQ
  • Roger John Bennett, Grane House, Colchester Road, Wix, Manningtree, Essex, CO11 2RT

Conveyancing - Remortgaging a property in Manningtree

The main reason homeowners remortgage a home is to get a lower interest rate. There are also other reasons to switch lenders or mortgage deals, such as moving from a tracker to a fixed-rate, or releasing capital to pay off other debts.

A proactive conveyancing solicitor in Manningtree will complete the conveyancing quickly, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer will represent both you and the mortgage provider to certify the lender's new interest is correctly registered and the parties' interests are protected.

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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