Updated: October 12, 2018

Morecambe conveyancing solicitor fees

No Move, No Fee conveyancing in Morecambe

Conveyancing solicitor fees will be paid conveyancing solicitors in Morecambe for the legal work associated with moving home.

Are Morecambe conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Morecambe who will work on a fees per hour basis. Your conveyancing quote will explain exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs incurred by the solicitor on your behalf, such as indemnity insurance or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will the total Morecambe solicitor conveyancing fees be?

Though conveyancing fees in Morecambe will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, additional region-specific searches, e.g. a commons registration search, may be needed and council search fees will vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Morecambe

In carrying out the legal work for a home purchase, the Morecambe conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

The property lawyer will give advice following their enquiries, help with resolving any problems and register the title in the new owner's name.

This article examines the types of residential property which may involve additional risk for people who need conveyancing solicitors in Morecambe for a purchase.

Your Morecambe conveyancing solicitor must be lender-approved

Before you choose a Morecambe conveyancing solicitor, it is very important that you make sure that they are approved by your lender, whether you are obtaining a mortgage from the Co-operative Bank, the Swansea Building Society or any other lender.

Your solicitor may be unable to act for your lender, because some banks and building societies will only accept a restricted list (called a 'lender panel') of law firms.

If this is the case, the lender will likely require a second firm to act in their interests, and you will then have to cover this alternate lawyer's costs. This means the transaction could be delayed.

Major delays can be caused by failing to confirm your property solicitor's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Lancaster City Council searches

Residential property searches are questions submitted to a number of authorities by Morecambe conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specific searches, such as a more detailed flood report or a commons registration search, may also be referred to in the initial LA and Environmental searches.

Lancaster City Council has an average lead time of 6 weeks for conveyancing searches. A local search provider will be able to provide this information faster.

Planning documents

Official Entries (or 'office copies') will also be sourced from HM Land Registry by the conveyancing solicitor acting for the purchaser, assisting with the identification of any potential issues, for example discrepancies between the property boundaries and the title plan or neighbours' rights of access.

Lancaster City Council Council Tax

The amount of council tax a homeowner in Morecambe will pay to Lancaster City Council will depend on the property's value and the number of residents. For instance for an average Tax Band E residential property in Morecambe, the tax would be £2,170.

Morecambe conveyancing solicitors will inform a buyer of the property's band as soon as they are made aware.

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 £1,627.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is left empty by someone receiving medical treatment. A new home is assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band Lancaster City Council Tax (2018)
A £1,183
B £1,381
C £1,578
D £1,775
E £2,170
F £2,564
G £2,959
H £3,550

Can I challenge my council tax band?

From April 2016 to March 2017, 70 council tax challenges were made. 30 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Mitre House
Church St
Lancaster
LA1 1HG
Lancashire

Stamp Duty on Morecambe properties

The current stamp duty threshold is £125k. After a home sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See SDLT examples for homes in Morecambe:

  Average sale price (2017) SDLT
Average price £141,116 £322.32
Average price (detached) £212,303 £1,746.06
Average new build £114,375 £0.00

Stamp duty relief for first-time buyers in Morecambe

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay an SDLT surcharge of 3%. E.g. if a second property was bought for £141,116 then the SDLT including the surcharge would be £7,055.80. .

Conveyancing solicitors in Morecambe will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Morecambe

New build site

Research suggests that over 100,000 UK property owners are trapped in leases with unreasonable lease clauses. Ground rent multipliers, onerous clauses in the lease and incomplete management company accounts are only some of the many traps lying in wait for an uninformed purchaser.

Severe consequences can result from a solicitor's inaccurate leasehold advice.

A good conveyancing solicitor in Morecambe will consider possible leasehold issues, such as :

  • understanding regional and era-specific nuances of leases
  • current-year service charge estimates
  • managing agent or landlord enquiries
  • proposed major works (Section 20 notices)
  • external decorations

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Contact our leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Morecambe?

Building site

Based on data collated by HM Land Registry, 3 new builds were purchased in Morecambe last year. The average price for Morecambe new build property is £114,375.

Purchasing a new build home is generally more complex than 'standard conveyancing'. Therefore a Morecambe conveyancing solicitor should be conscious of local factors and should consider a range of factors, e.g. handling the uncertainties of buying off plan and ensuring new estate roads are adopted.

With our new build team, you will get an accurate and truly independent assessment of the legal title of the house or apartment, and in particular considerations like the home's subsequent resaleability and likely freehold acquisition traps.

Lancashire Conservation areas

When acting for the purchaser of a property in Morecambe, a conveyancing solicitor will check if the residential property is in a conservation area in Morecambe. If it is, the property could be affected by specific building controls. These building controls may include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Morecambe

The legal side of a house sale is normally less troublesome than for a property purchase. For a house purchase, the burden lies with the purchaser to determine whether the property is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Morecambe acting for the current owner effectively just answer the buyer's solicitor's questions.

How to give yourself the best chances of success

A property can face a range of possible complications (for example chancel repair liability or a boundary dispute) that have the capacity to delay a sale for weeks or even months.

Property experts will almost always suggest to vendors that they handle these issues without delay.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is quite a lot more difficult than it is for a freehold home.

Morecambe conveyancing solicitors will also perform extra work, such as obtaining all relevant freeholder information, through to a copy of the building's asbestos survey (if required).

To speed up the leasehold conveyancing process, it is strongly advised that you contact a leasehold-specialist conveyancer as soon as is practicable.

What if you are acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a home in Morecambe, and a Quittance conveyancer is acting for the other side, you may wish to contact a law firm in Morecambe to carry out your legal work.

Local Morecambe conveyancing solicitor directory

  • BB Legal Limited, 45 Victoria Street, Morecambe, Lancashire, LA4 4AF
  • JWK Legal Group Limited, 7 Skipton Street, Morecambe, Lancashire, LA4 4AW
  • R & B Legal Limited, 20 Victoria Street, Morecambe, Lancashire, LA4 4AH
  • W & L Legal Ltd, Wright and Lord Solicitors, 63 Victoria Street, Morecambe, Lancashire, LA4 4AF
  • Bannister Bates Limited, 18-22 Northumberland Street, Morecambe, Lancashire, LA4 4AX

Conveyancing - Remortgaging a property in Morecambe

By far the most common reason people remortgage is to lower their monthly repayments. There are also a number of other reasons to think about remortgaging, including releasing capital to pay off other debts, or the existing lender having refused a payment holiday.

Homeowners would typically benefit from a lower rate sooner with a more efficient conveyancing solicitor in Morecambe, working to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

The property lawyer conducting the legal work needs to be able to act for your chosen bank or building society. Our conveyancers are on all major UK lenders' panels, so whether you are moving to a cashback mortgage with the NatWest or to a long-term fixed mortgage with the Skipton Building Society, we can assist.

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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