Updated: October 12, 2018

Market Deeping conveyancing solicitor fees

No Move, No Fee conveyancing in Market Deeping

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Market Deeping for the legal work associated with moving home.

Do Market Deeping conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Market Deeping will work on an hourly-rate basis. Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no unexpected, additional costs. Your conveyancing quote will explain what fees you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy checks or leasehold information packs.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Market Deeping cost?

Whilst conveyancing fees in Market Deeping will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, such as a historic mining search, may be necessary.

With Quittance, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, what we quote is the fee you pay. 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 Market Deeping

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of a Market Deeping conveyancing solicitor to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), make practical suggestions and ensure that the full legal ownership is transferred.

The following section discusses those residential property types that involve additional hazards for people who need conveyancing solicitors in Market Deeping for a purchase.

Your Market Deeping conveyancing solicitor must be lender-approved

Before instructing a Market Deeping conveyancing solicitor, it is vital that you check that they are approved by your lender, whether you are taking out a mortgage from Lloyds Bank, the Dudley Building Society or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only accept a select panel of firms.

If this is the case, the lender will need a different law firm to complete the legal work, and you will be expected to pay this alternate lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Failing to confirm the lender panel membership of your property lawyer could result in serious delays.

Quittance Conveyancing can act for all banks and other lenders.

South Kesteven Council searches

Searches are applied for by Market Deeping conveyancing solicitors to identify any broader issues that might undermine how much the property you are buying will be worth. They include:

  • Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More pertinent searches, such as an HS2 search or an agricultural search, may also be advised subject to the outcome of the initial searches.

The estimated lead time for LA searches supplied by South Kesteven Council is 24 weeks. As a result, regulated searches will be faster.

Checking planning permission status

Official Entries (or 'office copies') will also be sourced from HM Land Registry by your conveyancing solicitor. This will help to highlight potential planning issues. These issues could include a difference between the agent's floorplan and the title plan or right of access issues.

South Kesteven Council Tax

South Kesteven calculate your council tax based on a number of criteria including the square footage of the property and the value of the property as determined by the VOA in 1991. E.g. for an average Band B property in Market Deeping, the amount of council tax due would be £1,274.

Conveyancing solicitors in Market Deeping will inform a purchaser of the property's tax band as soon as they are 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 £955.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where an occupation is prohibited by law such as a compulsory purchase order.

Band South Kesteven Tax (2018)
A £1,092
B £1,274
C £1,456
D £1,638
E £2,002
F £2,366
G £2,730
H £3,275

Can I dispute my council tax rate?

The Valuation Office Agency (VOA) should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
3rd Floor
New Rd

Stamp Duty on Market Deeping properties

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Quittance's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See examples for typical local properties:

  Average sale price (2017) SDLT
Average price £194,446 £1,388.92
Average price (detached) £243,856 £2,377.12
Average new build £211,905 £1,738.10

Stamp duty relief for first-time buyers in Market Deeping

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you own another residence , anywhere in the world you will be subject to a higher rate of 3%. E.g. if a second property was bought for £194,446 then the stamp duty including the surcharge would be £9,722.30. .

Conveyancing solicitors in Market Deeping should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Market Deeping

New build site

Over 100,000 property owners in the UK face property leases with unreasonable terms. The many potential problems lying in wait for an uninformed purchaser could include:

  • short leases
  • exponential ground rents
  • overpriced managing agent packs
Inaccurate leasehold advice, from an inexperienced property lawyer, could have serious financial consequences.

A specialist conveyancing solicitor in Market Deeping will consider possible leasehold issues, for example annual statements of account and budgets for service charges, sinking funds and reviewing correspondence between the freeholder and leaseholder.

Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Market Deeping?

New build building site

According to data sourced by HMLR, 92 new build properties have been bought in Market Deeping in 2018 so far. The average sale price of Market Deeping new build homes is £191,315.

Acquiring a new build property can be more complex than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Market Deeping should be aware of local factors and should consider a range of factors, such as dealing with fast exchange timeframes and dealing with incomplete service connection agreements.

Our award-winning conveyancing team are experts in ensuring that new build contracts favour the client as much as possible and meeting short developer deadlines.

Conservation areas in Lincolnshire

Whether you are intending to buy an 18th century stone cottage or a Regency townhouse, if the property is in a designated conservation area, your plans to develop the property may not be allowed by the local authority.

These conditions can include anything from restrictions preventing paving over the front garden, to restrictions on the addition of boundary walls.

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

Your conveyancing solicitor will address whether your planned purchase is located one of Market Deeping's conservation areas.

Conveyancing - Selling a property in Market Deeping

Conveyancing for a house sale is much simpler than for a property purchase. The buyer's conveyancer will carry out extensive research on the legal title of your home, whereas conveyancing solicitors in Market Deeping acting for the seller effectively just answers the buyer's questions.

How to give yourself the best chances of success

A property will frequently have numerous legal problems (for example issues with neighbours' rights over the property) that can prolong your move.

Property experts usually advise that sellers face these issues head on and fix them.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold property is significantly more complex than it is for a freehold home.

Market Deeping conveyancing solicitors must usually carry out further legal work, which could include collating the latest service charge and ground rent statement, through to a copy of the lease.

It is strongly advised that you instruct a solicitor as soon as possible to reduce the impact of any leasehold-caused difficulties.

What if Quittance is acting for the other side?

SRA regulations ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.

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

Local Market Deeping conveyancing solicitor directory

  • Double & Megson, 11 Market Place, Market Deeping, Lincolnshire, PE6 8EA

Conveyancing - Remortgaging a property in Market Deeping

Whilst there are many reasons to consider remortgaging, homeowners will generally remortgage their home to get a more affordable interest rate.

A good conveyancing solicitor in Market Deeping will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in securing your preferred rate.

The property lawyer will act for both you and the new lender to certify the interests of the lender are covered 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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