Updated: October 12, 2018

Newmarket conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Newmarket

Conveyancing solicitor fees are the charges you pay to your Newmarket conveyancing solicitor for the legal work for a home sale or purchase.

Are Newmarket conveyancing fees and costs fixed?

Some conveyancing solicitors in Newmarket offer services on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden fees. Your quote will explain exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as leasehold information packs or property searches.

See: How much should conveyancing fees cost?

How much will conveyancing in Newmarket cost in total?

Newmarket conveyancing solicitor fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden costs or surprises to be paid with Quittance. To calculate your conveyancing fees, 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 Newmarket

When carrying out the legal work for a home purchase, a Newmarket conveyancing solicitor will look into the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The solicitor will offer professional advice after making their enquiries, help to fix or resolve any legal issues and register the title in the new owner's name.

This part of the article provides useful advice for buyers who need conveyancing solicitors in Newmarket.

Your Newmarket conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a major lender such as the HSBC, to a niche lender like Scottish Widows. Before you select a Newmarket conveyancing solicitor, it is very important that you make sure that they can act in the interests of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some lenders are only happy to work with a selected list (known as a 'lender panel') of solicitors or licensed conveyancers that meet stringent standards.

If this is the case, the lender will need a different legal firm to complete the legal work, and you will then have to cover this alternate lawyer's costs. This can mean the process takes much longer.

Failing to confirm your lawyer's lender panel status could mean serious delays.

Quittance Conveyancing can carry out the legal work for all major and minor banks and other lenders.

Conveyancing Searches (Forest Heath District Council)

Searches are questions submitted to public bodies by Newmarket conveyancing solicitors to give details about your new home.

Lenders also usually require specific searches to be applied for. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Newmarket properties for local parish repairs.

Purchasers will be told if your chosen lender wants any additional searches, for example a more detailed flood report or an energy search.

Forest Heath District Council has a typical delivery time of 10 weeks for Local Authority searches, so your lawyer will advise using faster personal searches.

Planning documents

Office copies will also be applied for from HM Land Registry by the buyer's conveyancing solicitor, assisting with the identification of any issues. Examples of these include rights or restrictions on how the property may be used or discrepancies between the property boundaries and the title plan.

Forest Heath District Council Council Tax

Council tax is calculated by Forest Heath District Council on property value and the number of people living in the property. E.g. for an average Band D property in Newmarket, the tax would be £1,668.

Newmarket conveyancing solicitors will inform a purchaser of the property's tax 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 £1,251.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if you are a live in carer looking after someone who isn't a spouse or relative. The Valuation Office Agency calculate council tax bandings for new build homes, and where the owner has requested a revaluation.

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

Are you paying too much?

To appeal contact:

Valuation Office Agency
Shaftesbury Rd

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made. 0 were approved and the tax was reduced.

Stamp Duty on Newmarket properties

Stamp Duty Land Tax is payable by the property buyer on properties sold for more than £125k. The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

The following table illustrates Stamp Duty Land Tax examples for properties in Newmarket:

  Average sale price (2018 to date) SDLT
Average price £331,596 £6,579.80
Average price (detached) £469,125 £13,456.25
Average new build £477,497 £13,874.85
Following the autumn statement, second home buyers must pay a 3% stamp duty surcharge. Therefore, if a homeowner in Newmarket bought a second home for the average price of £331,596 the SDLT would be £26,527.68.

Stamp duty relief for first-time buyers in Newmarket

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

Newmarket conveyancing solicitors will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Newmarket

New build site

It is estimated that more than of 100,000 UK property owners are trapped in leases with unreasonable terms. The many potential traps awaiting the unsuspecting purchaser include:

  • leases with fewer than 80 years to run
  • overpriced managing agent packs
  • restrictions on the use of the property
  • spiralling ground rents
Severe consequences can result from an inexperienced property lawyer's erroneous leasehold advice.

If you intend to purchase a leasehold home, a good conveyancing solicitor in Newmarket will consider possible leasehold issues, including :

  • sometimes ancient and arcane lease documents
  • dealing with landlords
  • ground rents and service charges
  • enfranchisement
  • residents? management company

Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Newmarket?

New build site

The average cost of a new build property in Newmarket is £477,497, based on information from the Land Registry. 2 new builds have been bought in Newmarket in 2018 so far.

A new-build conveyancing solicitor in Newmarket will need to be aware of regional considerations and the specific issues associated with new build, e.g. confirming Section 38 agreements and dealing with fast exchange timeframes.

Our team of new build conveyancers deliver a specialist assessment of the legal title of the house or apartment, scrutinising contract concerns like the home's future marketability and exponential ground rent and service charges (where applicable).

Suffolk Conservation areas

When carrying out the legal work for a home in Newmarket, a conveyancing solicitor will need to check whether the property is in a conservation area in Newmarket. If it is, the property will be affected by specific building controls. Referred to as Article 4 directions, these building controls may include restrictions on replacing roof tiles, restrictions on extensions normally within Permitted Development rights or restrictions on the addition of flues and soil vent pipes.

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

Parts of Newmarket are within a conservation area governed by the Forest Heath local planning authority (LPA). Your conveyancing solicitor will confirm whether the property you are buying is located in one of Newmarket's conservation areas.

Conveyancing - Selling a property in Newmarket

The legal work involved in a house sale is less demanding than when purchasing. During the sale of a house or flat, the responsibility lies entirely with the buyer to determine whether the property they are buying is legally sound.

Conversely, with a sale, conveyancing solicitors in Newmarket acting for the current owner effectively just answer the buyer's solicitor's questions.

Why do sales fall through?

A property will frequently have many complex issues (e.g. a problem with the roof or complexities where there is a 'share of freehold') that can endanger the conveyancing process.

Don't bury your head in the sand, trusting that the issue won't be discovered - talk to a professional instead, face the issues head on, and find a solution at the earliest stage.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat is significantly more protracted than it is for a freehold home.

Conveyancing solicitors in Newmarket will also need to carry out additional work, which could include liaising with the management company to obtain the freeholder pack, through to ascertaining if any excess payments are anticipated.

Sellers are advised to instruct a solicitor as early in the process as possible, and preferably before marketing the property, to help mitigate (often inevitable) leasehold delays.

What if you are already acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a property in Newmarket, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Newmarket to carry out your conveyancing.


Conveyancing - Remortgaging a property in Newmarket

Reducing monthly repayments by finding a lower interest rate is usually why people remortgage. There are other reasons, including moving to an offset mortgage, or releasing capital.

A proactive conveyancing solicitor in Newmarket can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

Your property lawyer must also be able to act on behalf of the new mortgage provider. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are moving to an interest-only mortgage with RBS or to a long-term fixed mortgage with the Allied Irish Bank, our remortgage team 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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Newmarket home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Newmarket property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:


Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!