Updated: October 12, 2018

Mildenhall conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Mildenhall

Conveyancing solicitor fees will be paid to conveyancing solicitors in Mildenhall for the legal work associated with buying or selling a property.

Do Mildenhall conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Mildenhall carry out the legal work on an hourly rate. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no nasty surprises in the small print. Your quote will explain what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like indemnity insurance or Stamp Duty Land Tax (SDLT).

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Mildenhall cost in total?

Whilst conveyancing fees in Mildenhall will be the same as anywhere else in the UK, the disbursements required can vary. For example, council search fees will vary and specific extra searches, such as a Coal Authority search, may be necessary.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Mildenhall

When carrying out the legal work for a property purchase, a Mildenhall conveyancing solicitor will investigate the property's title and make their "report on title".

Once their enquiries are complete the solicitor will offer suggestions and advice and will deal with any legal problems and ensure the title is transferred to the new owner.

This section offers invaluable advice for homebuyers looking for conveyancing solicitors in Mildenhall.

Your Mildenhall conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in Mildenhall, it is paramount that you confirm that they are on the approved solicitor panel of your lender, whether you are getting a mortgage from the Monmouthshire Building Society, the Yorkshire Building Society or any other lender.

Your solicitor may be unable to act for your lender, because some mortgage lenders only accept a select panel of legal practices that meet strict selection criteria.

Should this be the case, the lender will probably require a different firm to carry out the legal work, and you will usually need to pay this substitute lawyer's costs. The additional work can mean the process takes much longer.

Your property transaction could be jeopardised by failing to check your property solicitor's lender panel status.

Our conveyancing solicitors can act for all lenders.

Forest Heath District Council searches and other searches

Searches will be applied for by Mildenhall conveyancing solicitors in order to identify problems that might reduce how much the property you are buying will be worth.

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

Your lawyer will make you aware if your mortgage lender insists on any additional searches, for example a Crossrail search or a more detailed environmental report.

Forest Heath District Council has a usual lead time of 10 weeks for searches, so it will be worthwhile to use a quicker private search company.

Planning issues

Official Entries (or 'office copies') will also be sourced from HM Land Registry by your conveyancing solicitor. This will help to expose potential planning issues. These issues could include discrepancies with the filed plan or that a restrictive covenant has been breached.

Forest Heath District Council Council Tax

As a homeowner in Mildenhall, 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 instance for an average Valuation Band D property in Mildenhall, the amount payable would be £1,668.

A conveyancing solicitor in Mildenhall will inform the purchaser of the property's band once they are themselves notified.

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 £1,251.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Forest Heath District Council Tax (2018)
A £1,112
B £1,297
C £1,483
D £1,668
E £2,039
F £2,409
G £2,780
H £3,336

Is it possible to reduce my council tax band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
Eastbrook
Shaftesbury Rd
Cambridge
CB2 8DU
Cambridgeshire

Stamp Duty on Mildenhall properties

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it.

HMRC complications are avoided using the latest legal case management system.

This table sets out SDLT for typical property in Suffolk:

  Average sale price (2017) Stamp Duty Land Tax
Average price £268,046 £3,402.30
Average price (detached) £370,365 £8,518.25
Average new build £282,873 £4,143.65

Stamp duty relief for first-time buyers in Mildenhall

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Homeowners must pay a higher rate of SDLT for the purchase of a second home. E.g. if a second home was bought for £268,046 then the stamp duty including the surcharge would be £21,443.68. .

Mildenhall conveyancing solicitors will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Mildenhall

New build site

It can be risky to buy a leasehold house or flat without being aware of the facts. Spiralling ground rents, undisclosed major works and absent freeholders are but a few of the many potential difficulties awaiting an uninformed buyer.

Severe consequences can result from a less-experienced conveyancing solicitor's erroneous leasehold advice.

A specialist conveyancing solicitor in Mildenhall will consider possible leasehold issues, e.g. reviewing the lease itself (leases can be 10's or even 100's of years old), dealing with landlords and current-year service charge estimates.

Ensure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Mildenhall?

Building site

The average cost of new builds in Mildenhall is £286,968, according to HMLR. 78 new build homes have been bought in Mildenhall in 2018 so far.

A new-build conveyancing solicitor in Mildenhall must be mindful of both local Mildenhall issues as well as new build-specific issues, including handling reservation fees and checking planning conditions have been fulfilled.

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

Suffolk Conservation areas

If you are buying a residential property in a conservation area in Mildenhall, the property must not breach any conservation area constraints. These building controls, referred to as Article 4 Directions, can include:

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

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

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

Conveyancing - Selling a property in Mildenhall

The legal work involved in a sale of a home is less demanding than when purchasing. The buyer has to carry out a thorough investigation into the property's title and other legal aspects. Conveyancing solicitors in Mildenhall acting for the vendor mostly just collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .

What could put your home sale at risk?

A home can be burdened by numerous potential roadblocks (such as not being connected to the water mains or problems with a party wall agreement) that have the capacity to stop a sale in its tracks.

In the majority of cases, it is recommended for sellers to address such issues immediately.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold flat is much more specialised than for a more straightforward freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Mildenhall, such as sourcing all relevant freeholder information, through to a copy of the lease.

To reduce leasehold-related delays, it is strongly advised that the vendor contact a solicitor as soon as is practicable.

Can your conveyancing solicitors act for the buyer and the seller of the same home?

A conveyancer regulated by the CLC can act for both sides. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a house sale.

You could contact a property solicitor firm in Mildenhall to undertake your conveyancing, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Mildenhall

Homeowners remortgage their home for all sorts of reasons, for example releasing capital, or fixing the mortgage on a new discounted rate. The main reason, however, is to secure a preferential rate.

Homeowners will typically be able to benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Mildenhall. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting on to the rate you want.

In order to ensure that the lender's interests are protected, a property lawyer will represent both you and the mortgage lender.

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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