Updated: October 12, 2018

Mexborough conveyancing solicitor fees

No Move, No Fee conveyancing in Mexborough

Conveyancing solicitor fees are paid your Mexborough conveyancing solicitor for the legal work associated with moving home.

Do Mexborough conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Mexborough who carry out the legal work on a fees per hour basis. Your quote sets out all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Stamp Duty or ID checks.

See: A guide to all conveyancing fees

How much will conveyancing in Mexborough cost in total?

Mexborough conveyancing fees will not vary. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For a standard sale or purchase, the fees we quote are the fees 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 delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Mexborough

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to the buyer.

It is, however, still the duty of the conveyancing solicitor in Mexborough to investigate the property, and make their "report on title", iron out any legal issues and ensure the title is transferred to the new owner.

This section examines the kinds of residential property that carry additional risk for buyers who want conveyancing solicitors in Mexborough.

Your Mexborough conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Allied Irish Bank or a financial institution such as Accord Mortgages, before you appoint a conveyancing solicitor in Mexborough you must confirm that they can act for your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a restricted group of firms that meet strict criteria.

If this is the case, the lender will likely require a second law firm to act in their interests, and you will be expected to pay this substitute solicitor's fees. Resulting delays can jeopardise the whole purchase.

Long delays can occur if you fail to check your conveyancer's lender panel status.

Our solicitors are approved members of all lender panels.

Residential Property Searches (Doncaster Metropolitan Borough Council)

Residential property searches are questions submitted to a number of authorities by Mexborough conveyancing solicitors to identify issues affecting your planned purchase.

Lenders also expect a list of searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitysome Mexborough property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a tin mining search or a more detailed plan search, may also be referred to in the initial LA and Environmental searches.

Homebuyers should expect to wait roughly 7 weeks for LA searches ordered from Doncaster Metropolitan Borough Council. As a result, regulated searches will be faster.

Planning issues

Office copies will also be applied for from the Land Registry by the homebuyer's conveyancing solicitor. This will help to highlight any planning issues. These issues could include restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

Doncaster Metropolitan Borough Council Council Tax

As a homeowner in Mexborough, 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. E.g. for an average Band E home in Mexborough, the council tax amount would be £1,901.

Mexborough conveyancing solicitors will inform the buyer of the home'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 £1,426.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'.

Band Doncaster Metropolitan Borough Council Tax (2018)
A £1,037
B £1,210
C £1,383
D £1,556
E £1,901
F £2,247
G £2,593
H £3,111

Can I challenge my valuation?

Owners can ask for their property to be reassessed. The band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

Stamp Duty on Mexborough properties

Steep fines await those who miss the stamp duty payment deadline. Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125,000.

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

See table below for Stamp Duty Land Tax examples for properties in Mexborough:

  Average selling price (2017) Stamp Duty
Average price £125,817 £16.34
Average price (detached) £189,124 £1,282.48
Average new build £165,193 £803.86
Homeowners must pay a higher rate of SDLT for the purchase of a second home. So if a second home was bought for £125,817 then the SDLT total will be £6,290.85.

Stamp duty relief for first-time buyers in Mexborough

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Conveyancing solicitors in Mexborough will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Mexborough

New build site

Purchasing a leasehold property is not as simple as purchasing a freehold home. Numerous technical obstacles may be awaiting the unsuspecting buyer, including:

  • excessive freehold premiums
  • exponential ground rents
  • unreasonable managing agent fees
Serious financial ramifications can result from a less-experienced lawyer's erroneous leasehold advice.

A good conveyancing solicitor in Mexborough will consider possible leasehold issues, including dealing with landlords, understanding regional and era-specific nuances of leases and the implications of the remaining length of the lease.

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Contact Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Mexborough?

House being built

According to Land Registry information, 3 brand new homes have been bought in Mexborough in 2018 so far. The average cost of Mexborough new build homes is £173,998.

The legal work for purchasing a new build property is considerably more complicated than buying a 'secondhand' home. Therefore a Mexborough conveyancing solicitor must be mindful of local Mexborough factors and should check numerous things, like liaising with the builder's onsite sales team and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our team of conveyancers are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

South Yorkshire Conservation areas

When acting for the buyer of a home in Mexborough, a conveyancing solicitor will confirm whether the home is in one of Mexborough's conservation areas. If it is, the house is affected by restrictions. These restrictions, referred to as Article 4 Directions, may include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner carried out the alterations.

Parts of Mexborough lie within a Doncaster LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Mexborough's conservation areas.

Conveyancing - Selling a property in Mexborough

The legal work involved in a property sale usually requires less work than for a purchase. The buyer's conveyancing solicitor will have to go through due diligence on the home, whereas conveyancing solicitors in Mexborough acting for the vendor essentially just responds to enquiries made by the buyer's solicitor.

What could put the sale process at risk?

A house or flat can face many issues (such as having a flying freehold or not being connected to the water mains) which may jeopardise your move.

It is not recommended that you put off finding a solution, hoping the issue will fix itself. Instead, get legal advice, square up to the issue(s), and find a solution as early as possible.

Further reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold flat is much more technical than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Mexborough will need to conduct additional legal work, for example sourcing the latest service charge and ground rent statement, through to a common parts fire risk assessment.

It is strongly advised that the seller instruct a conveyancer as soon as is practicable to help mitigate (somewhat inevitable) leasehold delays.

What if Quittance conveyancers are acting for the other side?

A conveyancer who is regulated by the CLC can act for both parties. However, SRA rules restrict the same solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a Mexborough property, and a Quittance solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Mexborough to undertake your conveyancing.

Local Mexborough conveyancing solicitor directory

  • Cowlings Solicitors, 5-9 West Street, Mexborough, South Yorkshire, S64 9HZ
  • Hattersleys, 1 Hope Street, Mexborough, South Yorkshire, S64 9HR

Conveyancing - Remortgaging a property in Mexborough

The main reason homeowners remortgage a home is to get a more affordable interest rate. There are other reasons to think about remortgaging, including moving from a tracker to a fixed-rate, or funding a one-off purchase.

You will typically be able to benefit from a better rate earlier with a more efficient conveyancing solicitor in Mexborough, working to shorten the processing time of the legal work. With the future of interest rates unclear, fast conveyancing can be a crucial factor in getting on to the rate you want.

A property lawyer will represent both you and your new lender, in order to ensure the lender's 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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