Updated: October 12, 2018

Melton Mowbray conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Melton Mowbray

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

How are Melton Mowbray conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Melton Mowbray who will work on an hourly rate. Your quote explains what you will pay when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as leasehold information packs or bankruptcy searches.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Melton Mowbray cost?

Melton Mowbray conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. 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 Melton Mowbray

There is now an obligation on a seller to disclose any property defects or disputes.

That said, it remains the responsibility of the Melton Mowbray conveyancing solicitor to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and ensure the title is transferred to the new owner.

This article considers the kinds of property that involve additional hazards for buyers looking for conveyancing solicitors in Melton Mowbray.

Your Melton Mowbray conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Topaz Finance, NatWest or any other lender, before instructing a Melton Mowbray conveyancing solicitor it is essential that you check that they can act for your mortgage lender.

A lot of banks and building societies will only work with a restricted panel of firms. If your solicitor is not on the panel of your mortgage lender, the lender will probably need a second law firm to complete the legal work.

The buyer will be expected to pay this alternate lawyer's fees and the conveyancing process could take much longer.

Failing to check your property solicitor's lender panel status could result in serious delays.

Quittance Conveyancing are approved to act for all banks and other lenders.

Melton Borough Council searches and other searches

Residential property searches are questions submitted to public bodies by Melton Mowbray conveyancing solicitors to identify issues affecting your new home.

Mortgage lenders also need certain searches to be applied for. These include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there is a certificate of compliance for replacement windows
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be told if your lender insists on any additional searches, e.g. a highways authority search or a more detailed environmental report.

The typical processing time for LA searches supplied by Melton Borough Council is 12 weeks, so it will be worth using a faster private search company.

Planning searches

Official Entries (or 'office copies') will also be ordered from the Land Registry by your conveyancing solicitor. This will help to highlight potential planning issues. Examples of these include neighbours' rights of access or the title plan showing only very general boundaries.

Melton Borough Council Council Tax

As a homeowner in Melton Mowbray, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, a home in the Melton Borough Council area in Band D would pay £1,737 per annum.

A conveyancing solicitor in Melton Mowbray will inform the 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 (25%) would reduce the tax due to £1,303.

Other discounts and exemptions could 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 properties awaiting grant of probate.

Band Melton Borough Council Tax (2018)
A £1,158
B £1,351
C £1,544
D £1,737
E £2,123
F £2,509
G £2,895
H £3,474

Can I dispute my band?

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

Valuation Office Agency
Enkalon House
86-92 Regent Rd

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 0 resulted in a reduction.

Stamp Duty on Melton Mowbray properties

The buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

If your home costs more than £125k then you will have to pay stamp duty.

Quittance ensure that the critical SDLT1 form is completed accurately and without delay.

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

  Average sale price (2017) Stamp Duty
Average price £246,976 £2,439.52
Average price (detached) £340,322 £7,016.10
Average new build £235,479 £2,209.58
Homeowners must pay a higher rate of SDLT for the purchase of a second property. For example, if a property owner bought a second property in Melton Mowbray for the average price of £246,976 the stamp duty would be £12,348.80.

Stamp duty relief for first-time buyers in Melton Mowbray

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Melton Mowbray will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Melton Mowbray

New build site

It is not recommended to buy a leasehold home without understanding the implications. Exponential ground rents, reversionary interests and onerous clauses in the lease are only some of the frequent complications lying in wait for the unsuspecting purchaser.

Poor leasehold guidance, from a solicitor with only freehold experience, can have costly, long-term consequences.

A competent conveyancing solicitor in Melton Mowbray will consider potential leasehold issues, for example flats in the same block with disparity between their leases, ground rents and service charges and checking the lease itself.

Ensure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Melton Mowbray?

Building site

2 new build houses and flats have been bought in Melton Mowbray in 2018 so far, according to data sourced by HM Land Registry. The average value of new build property in Melton Mowbray is £113,612.

A new-build conveyancing solicitor in Melton Mowbray must be aware of local Melton Mowbray factors and the extra complexities associated with new build, such as verifying rights of access and handling unreasonable delays.

Our award-winning new build conveyancing team are experts in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Leicestershire Conservation areas

Whether you are going to buy a thatched cottage or a Victorian terraced house, if the property is in an officially designated conservation area, your plans to alter the property might not be accepted by Melton Borough Council.

These constraints, referred to as Article 4 Directions, could include anything from general restrictions governing the use of non-traditional materials, to restrictions on replacing roof tiles.

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.

Parts of Melton Mowbray lie within a Melton LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Melton Mowbray.

Conveyancing - Selling a property in Melton Mowbray

The legal side of a sale of a home is much easier than when buying. For a house purchase, the burden lies entirely with the buyer to satisfy themselves that the title of the property they are buying is mortgageable and is (or can be) registered at the Land Registry.

On the other side of the transaction, conveyancing solicitors in Melton Mowbray acting for the current owner for the most part just answer the purchaser's enquiries.

How to give yourself the best chances of success

A property will frequently have many potential complications (e.g. having a defective lease or Japanese Knotweed) which could frustrate a sale for weeks.

Property specialists usually advise that vendors face such issues head on and fix them.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

Conveyancing for a leasehold flat or house is significantly more protracted in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Melton Mowbray will need to conduct additional tasks, including requesting the latest service charge and ground rent statement, through to any documentation relating to forfeiture proceedings.

To reduce delays, it is strongly advised that the seller instructs a leasehold expert as early in the process as possible, and potentially before going on the market,.

What if Quittance is already acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a Melton Mowbray property, and a Quittance solicitor is acting for the other side, you could contact a local Melton Mowbray conveyancing solicitor firm to handle your legal work.

Local Melton Mowbray conveyancing solicitor directory

  • Edward Hands & Lewis Limited, 51 Norman Way, Melton Mowbray, LE13 1JE
  • Latham & Co, 15 High Street, Melton Mowbray, Leicestershire, LE13 0TX
  • Mark Shepherd Limited, The White House, 19 High Street, Melton Mowbray, Leicestershire, LE13 0TZ
  • Edwards Solicitors, Granary Chambers, 37-39 Burton Street, Melton Mowbray, Leicestershire, LE13 1AF
  • Isis Legal Ltd, Office G07, Ground Floor Market View Building, Pera Business Park, Nottingham Road, Melton Mowbray, Leicestershire, LE13 0PB

Conveyancing - Remortgaging a property in Melton Mowbray

Reducing monthly repayments by finding a better rate is generally why homeowners remortgage. There are other reasons, including funding a one-off purchase, or moving from a tracker to a fixed-rate.

Homeowners can appreciate the benefits of a better rate sooner by using a more efficient conveyancing solicitor in Melton Mowbray, working to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a critical factor in getting on to the rate you want.

The property lawyer will act for both you and the mortgage provider to certify 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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