Updated: October 12, 2018

Mansfield conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Mansfield

Conveyancing solicitor fees are the costs you pay your Mansfield conveyancing solicitor for the legal work associated with moving home.

How are Mansfield conveyancing fees calculated?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Mansfield who offer services on an hourly rate. Your quote explains what you will pay when your house or flat sale completes.

Are there any other costs?

In addition to the legal fees you will also have to cover any '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 bankruptcy searches or ID checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Mansfield cost?

Whilst conveyancing fees in Mansfield will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a mining search, may be necessary and council search fees will vary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Mansfield

When carrying out the conveyancing for a home purchase, the conveyancing solicitor in Mansfield will look into the property's title and report back to the purchaser and the mortgage lender (if applicable).

Following their enquiries the lawyer will offer professional advice and will find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

The following section considers elements of the buying process for conveyancing solicitors in Mansfield that need specialised skills.

Your Mansfield conveyancing solicitor must be lender-approved

Before you instruct a conveyancing solicitor in Mansfield, it is critical that you make sure that they are on the panel of your mortgage lender, whether you are getting a mortgage from Santander, the Earl Shilton Building Society or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies will only accept a restricted group of legal firms that have achieved certain benchmarks.

Should this be the case, the lender will likely need a different legal firm to complete the legal work, and you will be expected to pay this substitute lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Serious delays can be caused by failing to check your solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all banks and building societies.

Residential Property Searches (Mansfield District Council)

Searches are questions asked of various bodies by Mansfield conveyancing solicitors to identify issues affecting the property being purchased. They include:

  • Local Authority (LA) search - contains information about the property and surrounding area held by Mansfield District Council
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - some Mansfield property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specialised searches, such as an HS2 search or a ground stability report, may also be referred to in the initial LA and Environmental searches.

The average processing time for Residential property searches ordered from Mansfield District Council is 7 weeks, so quicker regulated searches will be advisable.

Planning searches

The buyer's conveyancing solicitor will request the Title Register from the Land Registry, assisting with the identification of any issues, for example outbuildings lying outside the boundary or restrictions that limit alterations.

Mansfield District Council Council Tax

The amount of council tax a homeowner in Mansfield will pay to Mansfield District Council will depend on the property's value and the number of residents. For instance for an average Valuation Band E house in Mansfield, the council tax payable would be £2,299 per year.

A conveyancing solicitor in Mansfield will inform a buyer of the property's 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 £1,724.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is occupied solely by students. A house or flat built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Mansfield District Council Tax (2018)
A £1,254
B £1,463
C £1,672
D £1,881
E £2,299
F £2,716
G £3,134
H £3,761

Are you paying more than you should?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Mansfield properties

Stamp Duty Land Tax is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

If a house is valued at over £125,000, the purchaser usually must pay stamp duty.

Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

This table sets out Stamp Duty Land Tax for property in Mansfield:

  Average selling price (2018 to date) SDLT
Average price £139,357 £287.14
Average price (detached) £206,111 £1,622.22
Average new build £188,772 £1,275.44
Following the recent budget statement, second home buyers must pay a higher rate of 3%. So if a second property was bought for £139,357 then the SDLT total will be £6,967.85.

Stamp duty relief for first-time buyers in Mansfield

Relief is available on home purchases below £300k for first-time buyers.

Mansfield conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Mansfield

New build site

Research suggests that over 100,000 homeowners in the UK are trapped in leases with problematic terms. Numerous legal issues could be lying in wait for the unsuspecting purchaser, including increasing ground rents and leases with fewer than 80 years to run.

Serious consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Mansfield will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (many leases are decades old)
  • reviewing correspondence between the freeholder and leaseholder
  • possible service charge shortfalls
  • residents? management company

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Mansfield?

House under construction

According to data gathered by HM Land Registry, 9 brand new properties have been bought in Mansfield in 2018 so far. The average cost of a new build in Mansfield is £188,772.

Buying a new build property is generally more complex than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Mansfield should be conscious of local considerations and needs to check numerous things, like working to tight developer deadlines and confirming right of way over drains and sewers.

Our award-winning conveyancing team are experts in working to tight developer deadlines and representing buyers to achieve the best outcome.

Nottinghamshire Conservation areas

Whether you are buying a thatched cottage or a period townhouse, if the home is in a designated conservation area, any planned alterations to the home may not be allowed by the local authority.

Called Article 4 directions, these constraints can include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

If a property is in breach, the local authority could order the owner to pay for the work needed to make the home compliant, even where the alterations were made by the previous owner.

Mansfield conservation areas include Bridge Street, Terrace Road and Church Warsop. Your conveyancing solicitor will address whether your planned purchase is located one of Mansfield's conservation areas.

Conveyancing - Selling a property in Mansfield

The legal work involved in a sale of a house or flat is less complicated than when purchasing. When a house or flat changes hands, the principle of 'buyer beware' means that the onus lies with the purchaser to validate that the title of the property does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Mansfield acting for the existing owner need only respond to the buyer's solicitor's questions.

What could jeopardise the process?

Properties can be burdened by a broad spectrum of potential complications (such as having a defective lease) which could prolong a purchase for weeks.

It is generally a good idea that vendors face such issues head on and fix them.

Useful reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat is much more time-consuming than for a more straightforward freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Mansfield, such as obtaining the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

So as to resolve any leasehold-related difficulties sooner, it is recommended that you instruct a lawyer as soon as possible, and preferably before marketing the property,.

What if you are acting for the other side?

CLC-regulated conveyancers can act for both sides. However, SRA rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale.

You may want to instruct a property solicitor firm in Mansfield to carry out your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Mansfield

Reducing monthly repayments by finding a lower interest rate is usually why people opt to remortgage. There are other reasons, including wanting to borrow more, or the current mortgage deal coming to an end.

You will typically be able to benefit from a lower rate faster by using a more efficient conveyancing solicitor in Mansfield, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting the mortgage rate you want.

A property lawyer will act for both you and the new lender to make sure the lender's capital is protected and the HM Land Registry is notified of the lender's charge over the property.

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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