Updated: October 12, 2018

Nelson conveyancing solicitor fees

No Move, No Fee conveyancing in Nelson

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

How are Nelson conveyancing fees calculated?

Our conveyancers work on a fixed No Move, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Nelson who will work on an hourly-rate basis. Your conveyancing quote explains what fees you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like managing agent information or property searches.

See: Complete list of conveyancing fees and disbursements

How much will the total Nelson solicitor conveyancing fees be?

Nelson conveyancing solicitor fees will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a commons registration search, may be needed.

There are no hidden fees or nasty surprises with Quittance. For a standard sale or purchase, what 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Nelson

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

It remains, however, the duty of a conveyancing solicitor in Nelson to carry out due diligence on the property, feed the results of their enquiries back to the buyer, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

The content below discusses the types of residential property that may be of concern to buyers looking for conveyancing solicitors in Nelson.

Your Nelson conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from NatWest, Capital Home Loans or any other lender, before choosing a conveyancing solicitor in Nelson you need to check that they are on the panel of your mortgage lender.

Quite a few mortgage lenders will only accept a select panel of solicitors or licensed conveyancers. If a conveyancer can't act for your mortgage lender, the lender will likely require a second legal firm to complete the legal work.

The purchaser will then have to cover this substitute lawyer's fees and the conveyancing process could take much longer.

Your home move could be put at risk by failing to check your conveyancer's lender panel status.

Our conveyancing solicitors are on the panel of all mortgage providers.

Residential Property Searches (Pendle Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Nelson conveyancing solicitors to help uncover relevant information about the property being purchased.

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

More specialised searches, such as a Crossrail search or a more detailed environmental report, may also be referred to in the standard searches.

Property purchasers will have to endure a wait of around 6 weeks for property searches obtained from Pendle Borough Council. Your lawyer could instead use faster personal searches.

Planning issues

The buyer's conveyancing solicitor also obtains the Title Register from HM Land Registry, assisting with the identification of any issues. Examples of these include outbuildings lying outside the boundary or a restrictive covenant against certain alterations.

Pendle Borough Council Council Tax

Pendle Borough Council calculate your council tax based on a variety of factors including the square footage of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, for an average Band E residential property in Nelson, the amount payable would be £2,289 per year.

Conveyancing solicitors in Nelson will inform the purchaser of the property's band after this is confirmed by the searches.

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 £1,716.

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 the property is a hall of residence. A property built after 1991 is assigned a banding by the Valuation Office Agency (VOA).

Band Pendle Borough Council Tax (2018)
A £1,248
B £1,456
C £1,664
D £1,872
E £2,289
F £2,705
G £3,121
H £3,745

Is it possible to reduce my council tax band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 20 saw a reduction. To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

Stamp Duty on Nelson properties

When buying a home, stamp duty will probably need to be paid if the property is valued at over £125,000.

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

Quittance's case management system ensures that the complex 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 Nelson:

  Average sale price (2017) SDLT
Average price £97,435 £0.00
Average price (detached) £246,473 £2,429.46
Average new build £151,950 £539.00
Higher rates of SDLT apply to buyers of second home in the form of a surcharge of 3%. So if a second home was bought for £97,435 then the SDLT total will be £2,923.05.

Stamp duty relief for first-time buyers in Nelson

Relief is available on home purchases below £300,000 for first-time buyers.

Conveyancing solicitors in Nelson will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Nelson

New build site

Purchasing a leasehold property is not as simple as buying a freehold home. Ground rent multipliers, reversionary interests and overpriced managing agent packs are only some of the many common complications awaiting the unsuspecting buyer.

Severe consequences can result from a solicitor's failure to give good leasehold advice.

If you intend to purchase a house or flat with a lease, a competent conveyancing solicitor in Nelson will consider possible leasehold issues, e.g. :

  • reviewing the lease itself (some documents can be centuries old)
  • absent freeholders
  • annual statements of account and budgets for service charges
  • reserve funds

Our team of leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Nelson?

House being built

According to data sourced by the Land Registry, the average sale price of Nelson new builds is £151,950. 5 new build properties were purchased in Nelson last year.

A new-build conveyancing solicitor in Nelson must be familiar with Nelson-specific issues and the extra complexities of new build, like dealing with incomplete service connection agreements and handling unreasonable delays.

Our award-winning new build conveyancing team are experts in helping the buyer get the best possible purchase terms and working to tight developer deadlines.

Conservation areas in Lancashire

Purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area constraints will affect your residential property.

Called Article 4 directions, these conditions can include a wide range of constraints from limitations on skylights, to restrictions on the display of advertisements.

The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

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

Conveyancing - Selling a property in Nelson

The legal process for a property sale is less demanding than when buying. With a property purchase, caveat-emptor' means that the onus is on the buyer to discover whether the legal title of the property does not have any legal issues.

On the other side of the transaction, conveyancing solicitors in Nelson acting for the vendor need only respond to any enquiries made by the buyer's solicitor.

How to reduce the risk of an abortive sale

Frequently occurring issues, such as tree preservation orders, have the potential to hinder your home move if not dealt with promptly.

It is best not to procrastinate as it is highly unlikely that the problems won't be picked up - seek out professional help and tackle it as quickly as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold

The legal work for a leasehold flat (leasehold houses are not common) is much more technical than for a freehold property.

Nelson conveyancing solicitors will also need to carry out additional work, including liaising with the management company to obtain managing agent information, through to a copy of the insurance policy schedule.

It is highly recommended that the vendor contact a lawyer as soon as possible, and preferably before going on the market, to reduce delays associated with leasehold property. Some Managing agents are painfully slow to respond.

What if Quittance is acting for the other side?

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

You could instruct a property solicitor firm in Nelson to carry out your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Nelson

Saving money on a better rate is generally why homeowners decide to switch lenders. There are other reasons, including funding a one-off purchase, or getting on to a new fixed-rate deal.

An efficient conveyancing solicitor in Nelson can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

A property lawyer will act for both you and the mortgage lender, in order to confirm the lender's new interest is correctly registered and the mortgage provider'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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