Updated: October 12, 2018

North Walsham conveyancing solicitor fees

No Move, No Fee conveyancing in North Walsham

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in North Walsham for handling the legal work for your move.

How are North Walsham conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in North Walsham who work on an hourly-rate basis. Your quote sets out what you will pay when your house or flat sale completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like local authority searches or ID checks.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in North Walsham cost in total?

Conveyancing solicitor fees in North Walsham will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in North Walsham

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

That said, it remains the responsibility of a North Walsham conveyancing solicitor to investigate the property, so that they can feed the results of their enquiries back to the buyer, offer pragmatic solutions and ensure that the full legal ownership is transferred.

The following section considers the property types that could involve extra risk for buyers searching for conveyancing solicitors in North Walsham.

Your North Walsham conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from Pepper Homeloans, Lloyds Bank or any other lender, before choosing a North Walsham conveyancing solicitor it is essential that you check that they can act on behalf of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies only accept a select group (often referred to as a 'panel') of legal firms that match certain criteria.

If this is the case, the lender will require a different legal firm to act in their interests, and you will be expected to pay this substitute lawyer's costs. This can push back the completion date of the purchase.

Failing to check your conveyancer's lender panel status can mean serious delays.

Quittance Conveyancing can act on behalf of all banks and building societies.

Property Searches (North Norfolk District Council)

Residential property searches are enquiries made by North Walsham conveyancing solicitors to give details about your planned purchase.

Searches are primarily carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Homebuyers will be made aware if your lender needs any additional searches, for example a highways authority search or a disadvantaged area search.

North Norfolk District Council has a usual turnaround time of 9 weeks for LA searches, so faster personal (as opposed to official) searches will be recommended.

Planning issues

Office copies will also be obtained by the buyer's conveyancing solicitor, helping to evidence planning issues, such as that a restrictive covenant has been breached or a difference between the agent's floorplan and the title plan.

North Norfolk District Council Council Tax

North Norfolk District Council calculate council tax on North Walsham homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Band E house in North Walsham, the amount due would be £2,140 per year.

Conveyancing solicitors in North Walsham will inform a buyer of the home's tax band once they are made aware.

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 £1,605.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or if the resident is living in long term residential care. A house or flat built after 1991 is assessed and given a banding by the Valuation Office Agency (VOA).

Band North Norfolk District Council Tax (2018)
A £1,167
B £1,362
C £1,557
D £1,751
E £2,140
F £2,529
G £2,919
H £3,502

Can I challenge the council tax banding?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 0 were approved and the tax was reduced. To appeal contact:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park
Norwich
NR7 0HS
Norfolk

Stamp Duty on North Walsham properties

Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

The threshold for stamp duty for a house is £125,000.

Quittance's integrated conveyancing case management system integrates with electronic filing systems to ensure that the stamp duty is settled quickly.

See table below for Stamp Duty Land Tax examples for properties in North Walsham:

  Average selling price (2017) Stamp Duty Land Tax
Average price £241,585 £2,331.70
Average price (detached) £316,909 £5,845.45
Average new build £226,215 £2,024.30
Higher rates of SDLT apply to buyers of second residential property in the form of a 3% stamp duty surcharge. For example, if an existing homeowner bought a second home in North Walsham for the average price of £241,585 the SDLT would be £12,079.25.

Stamp duty relief for first-time buyers in North Walsham

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in North Walsham will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in North Walsham

New build site

The possible drawbacks of buying a leasehold property are of serious concern for leasehold property buyers. Spiralling ground rents, short leases and unpaid service charges by the existing leaseholder are among the many traps lying in wait for the unsuspecting purchaser.

Incomplete leasehold information, delivered by a conveyancing solicitor lacking in specialist knowledge, could have serious financial implications.

If you intend to purchase a house or flat with a lease, a competent conveyancing solicitor in North Walsham will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease
  • service charge records from the last three years
  • absent freeholders
  • changes to the terms of the lease
  • share of freehold complexity

Our specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in North Walsham?

New build site

The average sale price of new build homes in North Walsham is £251,595, according to local information gathered by HMLR. 10 brand new homes have been bought in North Walsham in 2018 so far.

A new-build conveyancing solicitor in North Walsham will need to be familiar with both local North Walsham issues as well as the added complexities associated with new build, like confirming building regulation compliance and checking the suitability of new build insurance.

With our new build team, you will get an impartial assessment of the legal title of the house or apartment, and in particular issues like the home's subsequent mortgageability and possible freehold acquisition traps.

Conservation areas in Norfolk

If you are intending to buy a home in one of North Walsham's conservation areas, the property must not breach any conservation area building controls. Referred to as Article 4 directions, these building controls can include restrictions on replacing windows, restrictions on joinery colour choices or limitations on new outbuildings.

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

Parts of North Walsham lie within a North Norfolk LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in North Walsham.

Conveyancing - Selling a property in North Walsham

The legal side of a house sale is less complicated than for a purchase. For a house purchase, the principle of 'buyer beware' means that the onus is on the buyer to satisfy themselves that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.

Conversely, when selling, conveyancing solicitors in North Walsham acting for the vendor just answer any enquiries made by the buyer's solicitor.

What could put the sale of your home at risk?

A property can face any number of problems (such as excessive ground rent) that have the capacity to protract or even derail the conveyancing process.

You shouldn't ignore this as it is highly unlikely that the problems won't be picked up. Instead, seek out professional help, square up to the issue(s), and find a solution as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is a great deal more specialised than for a more straightforward freehold house.

North Walsham conveyancing solicitors must usually carry out further legal work, such as approaching the managing company for a comprehensive pack of information, through to details of planned major works.

Given the complexities of leasehold property, it is recommended that you instruct a lawyer with leasehold experience as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both parties.

You can contact a local North Walsham conveyancing solicitor firm to carry out your legal work, if we are doing the legal work for the other side.

Local North Walsham conveyancing solicitor directory

  • Clapham & Collinge LLP, 46-47 Market Place, North Walsham, Norfolk, NR28 9BT
  • Hansells, Canada House, 4 Grammar School Road, North Walsham, Norfolk, NR28 9JH

Conveyancing - Remortgaging a property in North Walsham

People remortgage for a number of reasons, for example wanting to overpay when the lender refuses, or releasing capital. The most common reason, however, is to reduce the monthly repayments.

A proactive conveyancing solicitor in North Walsham can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer carrying out your remortgage should also be able to act for your preferred mortgage lender. Our conveyancing team are on the panel for all major lenders. So no matter whether you are moving to a cashback mortgage with the Royal Bank of Scotland or to a discounted-rate mortgage with Birmingham Midshires, 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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