Updated: October 12, 2018

Nottingham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Nottingham

Conveyancing solicitor fees are paid your Nottingham conveyancing solicitor for carrying out the legal work for a property transaction.

Are Nottingham conveyancing fees and costs fixed?

Some conveyancing solicitors in Nottingham offer services on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote explains exactly what you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty or managing agent fees.

See: A guide to all conveyancing fees

How much will conveyancing in Nottingham cost in total?

Although conveyancing fees in Nottingham will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as a commons registration search, may be necessary.

With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard home sale or purchase, 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's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Nottingham

The city of Nottingham and its surrounding suburbs form the largest urban area in the East Midlands. Home to the UK head offices of several major companies, it was ranked in the top 10 UK cities for job growth for the period 2004 to 2013.

In 2015 it was revealed that more new companies were started in the preceding 12 months that in any other UK city. Target sectors for economic development are digital media, life sciences, financial and business services. Around 80 science-based companies form BioCity, the UK's biggest bioscience innovation and incubation centre.

Nottingham became a UNESCO City of Literature, a reflection of its heritage, thriving publishing industry and strong contemporary literary community.

Conveyancing for home buyers

In carrying out the legal work for a home purchase, a Nottingham conveyancing solicitor will carry out due diligence on the tenure and investigate the property's title and report back to the purchaser and the mortgage lender (if applicable).

The property lawyer will offer suggestions and advice after making their enquiries, deal with any legal issues and ensure the title is transferred to the new owner.

The content below considers those areas of the legal process for conveyancing solicitors in Nottingham requiring specialist legal knowledge.

Your Nottingham conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a major lender such as Halifax, to a less common mortgage lender like the Holmesdale Building Society. Before selecting a Nottingham conveyancing solicitor, you must confirm that they can represent your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders are only happy to work with a restricted panel of firms that meet stringent criteria.

If this is the case, the lender will probably need an alternative law firm to complete the legal work, and you will be expected to pay this substitute lawyer's costs. This can frustrate or delay the process.

Failing to check the lender panel status of your conveyancing lawyer could result in serious delays.

Quittance Conveyancing can act for all banks and other lenders.

Nottinghamshire County Council searches

Property searches are questions submitted to a number of authorities by Nottingham conveyancing solicitors to provide information about the property being purchased.

Mortgage lenders also need residential property searches to be applied for. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

You will be told if your chosen lender requires any additional searches, e.g. an HS2 search or a Forestry Commission search.

Nottinghamshire County Council has an estimated lead time of 8 weeks for LA searches, so faster personal searches will be preferred.

Planning documents

Office copies will also be obtained from HMLR by your conveyancing solicitor. This will help to highlight planning issues. Examples of these include the title plan showing only very general boundaries or right of access issues.

Nottinghamshire County Council Council Tax

The amount of council tax a homeowner in Nottingham will pay to Nottinghamshire County Council will depend on the property's value and the number of residents. For instance for an average Band - residential property in Nottingham, the council tax amount would be - per year.

A conveyancing solicitor in Nottingham will inform a 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 -.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is uninhabitable. New build homes are assessed by the Valuation Office Agency and allocated a band.


Are you paying more than you should?

To challenge your banding contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, - council tax challenges were made, and {{MIISSING-VAR}} resulted in a reduction.

Stamp Duty on Nottingham 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.

Stamp duty is only applicable to homes where the purchase price exceeds £125,000.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

See table below for Stamp Duty Land Tax examples for homes in Nottingham:

  Average sale price (2017) Stamp Duty Land Tax
Average price £196,103 £1,422.06
Average price (detached) £281,162 £4,058.10
Average new build £207,692 £1,653.84
Following the recent budget statement, second home buyers have had to pay a surcharge of 3%. Following the example above, if a homeowner bought a second home in Nottingham for the average price of £196,103 the SDLT would be £9,805.15.

Stamp duty relief for first-time buyers in Nottingham

In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000.

Nottingham conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Nottingham

New build site

The risks of purchasing a leasehold property in the UK are under increasing media scrutiny. The many potential traps awaiting the unsuspecting buyer can include undisclosed major works, doubling ground rents and unfair clauses in the lease.

Severe consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Nottingham will address aspects of leasehold, including :

  • reviewing the lease itself (some documents can be centuries old)
  • reviewing correspondence between the freeholder and leaseholder
  • service charges
  • changes to the terms of the lease

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Nottingham?

New build building site

65 new build houses and flats have been bought in Nottingham in 2018 so far, according to the Land Registry. The average price for new builds in Nottingham is £160,845.

The legal work for buying a new build home is generally more complex than 'standard conveyancing'. Therefore a conveyancing solicitor in Nottingham must be conscious of local Nottingham factors and will examine a number of areas, e.g. working to tight developer deadlines and administering Help to Buy purchases.

Our expert new build team provide an accurate and truly independent assessment of the legal title of the house or flat, with a close eye on concerns like the home's subsequent mortgageability and likely freehold acquisition traps.

Nottinghamshire conservation areas

Buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your home.

These conditions, referred to as Article 4 Directions, may include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Nottingham.

Conveyancing - Selling a property in Nottingham

The conveyancing process on a property sale is much simpler than for a purchase. The buyer's solicitor has to carry out due diligence on your home, whereas conveyancing solicitors in Nottingham acting for the seller merely answers the buyer's questions.

What could go wrong?

Common obstacles, like a problem with the roof, have the potential to protract your home move if ignored.

Generally speaking, it is advisable for sellers to handle such issues as soon as they come to light.

Further reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is much more technical in comparison with a freehold house.

Nottingham conveyancing solicitors must usually carry out further legal work, such as sourcing a comprehensive pack of information, through to insurance details.

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that the vendor contact a solicitor as soon as possible.

Can your conveyancing solicitors act for both parties?

SRA rules restrict the same solicitor from working on behalf of both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both sides.

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

Local Nottingham conveyancing solicitor directory

  • E A Sharpe Limited, Grosvenor Chambers, 23 King Street, Nottingham, Nottinghamshire, NG1 2AY
  • Campions Solicitors & Estate Agents Limited, 45-49 Mansfield Road, Nottingham, Nottinghamshire, NG1 3FH
  • Chris Bennett & Co LLP, Arkwright Law, 58 Talbot Street, Nottingham, Nottinghamshire, NG1 5GL
  • The Johnson Partnership, Cannon Court, Long Row, Nottingham, Nottinghamshire, NG1 6JE
  • Yates & Co, Arboretum Gate, 92-94, North Sherwood Street, Nottingham, Nottinghamshire, NG1 4EE

Conveyancing - Remortgaging a property in Nottingham

Whilst homeowners consider remortgaging for a range of reasons, people will usually remortgage to get a more attractive interest rate.

An efficient conveyancing solicitor in Nottingham will complete the conveyancing quickly, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

It is key that your property lawyer can represent the new bank or building society. Our conveyancers are on all major lenders' panels. So no matter whether you are changing to a cashback mortgage with the Nationwide Building Society or to a two-year discount with the Monmouthshire Building Society, Quittance 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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