Updated: October 12, 2018

North Hykeham conveyancing solicitor fees

No Move, No Fee conveyancing in North Hykeham

Conveyancing solicitor fees are the costs you pay to your North Hykeham conveyancing solicitor for the legal work associated with buying or selling a property.

Are North Hykeham conveyancing fees and costs fixed?

Some conveyancing solicitors in North Hykeham will work on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no unexpected, additional costs. Your quote explains what you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will have to pay 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 office copies and title plans or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total North Hykeham solicitor conveyancing fees be?

North Hykeham conveyancing solicitor fees should be the same as anywhere else in the UK. However, 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.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden fees. 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 North Hykeham

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes to the buyer and the estate agent.

That said, it remains the responsibility of the North Hykeham conveyancing solicitor to carry out due diligence on the property, deliver their report on title to the purchaser, help with resolving any problems and register the new owner's title at the Land Registry.

The following discusses the aspects of the buying process for conveyancing solicitors in North Hykeham where specialist conveyancing skills may be important.

Your North Hykeham conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in North Hykeham, you must confirm that they are on the approved panel of your lender, whether you are getting a mortgage from the Furness Building Society, Yorkshire Bank or any other lender.

Most lenders are only happy to work with a restricted group of legal practices. If your solicitor cannot act for your lender, the lender will probably need an alternative law firm to carry out the legal work.

You will then have to cover this second lawyer's costs, and the conveyancing process can take much longer.

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

Quittance Conveyancing are approved to act for all banks and building societies.

Property Searches (North Kesteven District Council)

Residential property searches are enquiries made of various authorities by North Hykeham conveyancing solicitors to provide information about your new home.

Lenders also need property searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Purchasers will be told if your chosen lender insists on any further searches, such as a more detailed flood report or a mining search.

Buyers could experience a delay of roughly 5 weeks for conveyancing searches from North Kesteven District Council, so your solicitor will instead order faster regulated searches.

Planning permissions

The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from the Land Registry, assisting with the identification of any issues, such as a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

North Kesteven District Council Council Tax

North Kesteven District Council calculate council tax on North Hykeham homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band B, for example, would owe annual council tax of £1,318.

A conveyancing solicitor in North Hykeham will inform the buyer of the property's band once this is confirmed by the searches.

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 £988.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where an occupation is prohibited by law such as a compulsory purchase order. More recently-built property is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band North Kesteven District Council Tax (2018)
A £1,129
B £1,318
C £1,506
D £1,694
E £2,071
F £2,447
G £2,823
H £3,388

Can I challenge the council tax banding?

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

Valuation Office Agency
Queensgate House
12 Silver St
Lincoln
LN2 1EW
Lincolnshire

Stamp Duty on North Hykeham properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

The current SDLT threshold is £125,000 in England, Wales and Northern Ireland.

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

See stamp duty examples for properties in Lincolnshire:

  Average sale price (2017) SDLT
Average price £194,446 £1,388.92
Average price (detached) £243,856 £2,377.12
Average new build £211,905 £1,738.10
If you are buying a second home for in excess of £40,000 then you will have to pay a 3% surcharge. For example, if an existing homeowner bought a second property in North Hykeham for the average price of £194,446 the SDLT would be £9,722.30.

Stamp duty relief for first-time buyers in North Hykeham

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000.

North Hykeham conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in North Hykeham

New build site

Buying a leasehold house or flat can be challenging when compared to purchasing a freehold home. Spiralling ground rents, unreasonable managing agent fees and marriage value issues are among the many potential difficulties lying in wait for the unsuspecting purchaser.

Serious consequences can result from a less-experienced conveyancing solicitor's misguided leasehold advice.

A good conveyancing solicitor in North Hykeham will consider potential leasehold issues, for example :

  • sometimes ancient and arcane lease documents
  • dealing with landlords
  • annual statements of account and budgets for service charges
  • missing building regs and planning

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in North Hykeham?

House under construction

The average cost of new build properties in North Hykeham is £191,315, according to local information gathered by the Land Registry. 92 new build properties have been bought in North Hykeham in 2018 so far.

A new-build conveyancing solicitor in North Hykeham needs to be conscious of local issues and the complications associated with new build, e.g. ensuring that new build mortgage conditions are met, ensuring compliance with planning regulations and working with warranty providers, including NHBC, Building Zone and Protek.

Quittance Conveyancing deliver an accurate and truly independent assessment of the legal title of the house or flat, looking out for factors ranging from the home's future resaleability to likely freehold acquisition traps.

Conservation areas in Lincolnshire

Whether you are purchasing a period coach house or a Tudor home, if the property is in a conservation area, any planned alterations to the property might not be permitted by North Kesteven District Council.

These restrictions could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of North Hykeham's conservation areas.

Conveyancing - Selling a property in North Hykeham

The legal work involved in a sale of a house or flat usually requires less work than for a purchase. When buying, the responsibility lies entirely with the buyer to make sure that the property they are purchasing is legally sound.

In contrast, for a sale, conveyancing solicitors in North Hykeham acting for the seller only need to answer the buyer's solicitor's questions.

Why do sales fall through?

A house or flat will often come with many potential roadblocks (such as a boundary dispute) that might frustrate the conveyancing process for several weeks.

In general, it is advisable for sellers to handle any such problems as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (leasehold houses are uncommon) is significantly more technical than for a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in North Hykeham, and this could include collating the latest service charge and ground rent statement or details of any breach of the terms of the lease.

It is highly recommended that the vendor contacts a property lawyer with leasehold experience as early as possible to speed up the handling of the legal work.

What if Quittance is already acting for the other side?

SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. However, a CLC-regulated conveyancer, can act for both sides.

You can contact a local North Hykeham conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in North Hykeham

The most common reason homeowners remortgage is to reduce the monthly repayments. There are other reasons to remortgage, for example switching from interest-only to repayment, or borrowing more to help pay for an extension.

Homeowners can appreciate the benefits of a better rate earlier by using a more efficient conveyancing solicitor in North Hykeham. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

To ensure that the lender's interests are protected, the property lawyer will act for both you and your new 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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