Updated: October 12, 2018

New Mills conveyancing solicitor fees and costs

No Move, No Fee conveyancing in New Mills

Conveyancing solicitor fees are paid conveyancing solicitors in New Mills for the legal work for a home sale or purchase.

How are New Mills conveyancing fees calculated?

We work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in New Mills who carry out the legal work on a cost per hour basis. Your conveyancing quote explains all fees and other costs 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', on top of the conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as Land Registry fees or office copies and title plans.

See: A guide to all conveyancing fees

How much will conveyancing in New Mills cost in total?

Though conveyancing fees in New Mills will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, what we quote is the fee you pay. 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 New Mills

In carrying out the legal work for a homebuyer, a conveyancing solicitor in New Mills will examine the draft contract and investigate the title of the property and report back in detail to the buyer and the lender.

The buyer's property lawyer will offer suggestions and advice following their enquiries, offer pragmatic solutions and ensure that the full legal ownership is transferred.

The content below discusses those residential property types that involve additional hazards for buyers searching for conveyancing solicitors in New Mills.

Your New Mills conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Coutts, Halifax or any other lender, before appointing a conveyancing solicitor in New Mills it is essential that you check that they are approved by your lender.

The majority of banks and building societies will only accept a restricted group of legal firms that pass strict selection criteria. If a conveyancer can't act for your lender, the lender will require a second law firm to act in their interests.

The borrower will be expected to pay this substitute lawyer's costs, and the conveyancing process can take much longer.

Your property purchase could be jeopardised by failing to confirm your property lawyer's lender panel status.

Our solicitors can carry out the legal work for all major and minor lenders.

High Peak Borough Council searches and other searches

Property searches will be applied for by New Mills conveyancing solicitors to help spot any broader issues that could affect the value of the property you are purchasing. They include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes whether there is a certificate of lawfulness of use
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Further searches, such as a Crossrail search or an energy search, may also be recommended in the initial search results.

Purchasers can expect a lead time of around 7 weeks for LA searches delivered by High Peak Borough Council. A private search company will be able to provide this information sooner.

Planning issues

Official Entries (or 'office copies') will also be obtained from HMLR by the conveyancing solicitor acting for the buyer. This helps to find any issues. These issues could include discrepancies with the filed plan or neighbours' rights of access.

High Peak Borough Council Council Tax

Council tax is calculated by High Peak Borough Council on property value and the number of people living in the property. For instance for an average Band C house in New Mills, the amount payable would be £1,551 per year.

A conveyancing solicitor in New Mills will inform the buyer of the home's council tax band once 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 (25%) would reduce the tax due to £1,163.

Other discounts and exemptions may 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 High Peak Borough Council Tax (2018)
A £1,163
B £1,357
C £1,551
D £1,745
E £2,133
F £2,521
G £2,908
H £3,490

Can I appeal against my band?

In the financial year 2016/17, 10 council tax challenges were made, and 0 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on New Mills properties

Doing the SDLT1 form yourself is very difficult and not for the uninitiated.

Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125k.

Quittance Conveyancing is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

This table sets out SDLT for average property in Derbyshire:

  Average selling price (2017) Stamp Duty Land Tax
Average price £197,123 £1,442.46
Average price (detached) £284,072 £4,203.60
Average new build £244,486 £2,389.72
Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the home is not rented out. So if a second home was bought for £197,123 then the SDLT total will be £9,856.15.

Stamp duty relief for first-time buyers in New Mills

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in New Mills will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in New Mills

New build site

Buying a leasehold home is not as straightforward as buying a freehold property. Spiralling ground rents, excessive freehold premiums and reversionary interests are only some of the many potential difficulties lying in wait for an uninformed buyer.

Serious financial ramifications can result from a less-experienced lawyer's inaccurate leasehold advice.

A experienced conveyancing solicitor in New Mills will investigate aspects of the leasehold purchase, including unexpired lease terms, service charges and reviewing the lease itself (leases can be 10's or even 100's of years old).

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in New Mills?

House under construction

61 brand new homes have been bought in New Mills in 2018 so far, (sce: Her Majesty's Land Registry). The average purchase price of a new build home in New Mills is £231,749.

The legal side of buying a new build home is frequently more involved than other types of conveyancing. To prevent difficulties arising a New Mills conveyancing solicitor must be aware of local New Mills considerations and needs to consider a range of factors, e.g. handling reservation fees and checking that any contracts allow for future 'common parts' maintenance.

Our highly qualified new build conveyancing team are specialists in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.

Conservation areas in Derbyshire

Whether you are going to buy a character cottage or an Edwardian house, if the house is in an officially designated conservation area, any planned modifications to the house might not be accepted by High Peak Borough Council.

These building controls, called Article 4 Directions, could include a range of factors from restrictions on the removal of front boundary walls, 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 removing a newly-added dormer window.

The High Peak local planning authority has assigned conservation area-status to parts of New Mills. Your conveyancing solicitor will confirm whether the property you are buying is located in one of New Mills's conservation areas.

Conveyancing - Selling a property in New Mills

The legal work involved in a property sale is simpler than when buying. When buying, the principle of 'buyer beware' means that the onus is solely on the buyer to make sure that the legal title of the property is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in New Mills acting for the existing owner need only respond to the buyer's solicitor's questions.

What could jeopardise your sale?

Frequently occurring issues, such as not being registered at the Land Registry, could prolong your home move if ignored.

It is generally recommended that sellers face these issues head on and fix them.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is a great deal more protracted than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in New Mills must carry out additional legal work, and this could include obtaining an up-to-date service charge statement or the minutes of the last AGM (if there is a management company).

Estate agents are right to recommend that sellers get a property lawyer as soon as possible to reduce the impact of any leasehold-caused difficulties.

What if you are acting for the other side?

Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in New Mills to carry out your conveyancing, if a Quittance solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in New Mills

By far the most common reason homeowners remortgage their home is to secure a better rate of interest. Other reasons to switch lenders or mortgage deals include moving from a tracker to a fixed-rate, or funding a one-off purchase.

Homeowners can appreciate the benefits of a better rate earlier by using a more proactive conveyancing solicitor in New Mills, working to reduce the processing time of the legal work. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

The property lawyer carrying out your remortgage needs to be able to act for your new mortgage lender. Our conveyancing team are on the panel for all major lenders, so no matter whether you are switching to an offset mortgage with RBS or to a fixed-rate mortgage with the Bank of Ireland, our remortgage specialists can help.

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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