Updated: October 12, 2018

Nottinghamshire conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Nottinghamshire

Conveyancing solicitor fees will be paid conveyancing solicitors in Nottinghamshire for the legal work associated with buying or selling a property.

Are Nottinghamshire conveyancing fees and costs fixed?

Some conveyancing solicitors in Nottinghamshire offer services on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote explains all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

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. These include costs like office copies and title plans or property searches.

See: Complete list of conveyancing fees

How much will the total Nottinghamshire solicitor conveyancing fees be?

Conveyancing fees in Nottinghamshire should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as utilities searches, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard home sale or purchase, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Nottinghamshire

The county of Nottinghamshire is in the heart of England and bordered by several counties, including Derbyshire, Leicestershire and South Yorkshire. Its main centre is the city of Nottingham. Other major towns include Mansfield, Newark and Grantham, Retford and Worksop, each with their own commercial and industrial developments.

Within 10 miles of Nottingham centre are several small villages, well-supported by transport links, where families can enjoy rural living.

Popular locations include Southwell, Thurgarton, Newstead and Hickling.

Mainline trains to London stop at Grantham, Newark and Retford and the county is well-served by motorways and trunk roads.

Conveyancing for purchasers

Caveat emptor, meaning 'let the buyer beware', was a key part of English property law. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

A conveyancing solicitor in Nottinghamshire will offer professional advice once their enquiries are complete, make practical suggestions and register the title in the new owner's name.

The following considers those residential property types which may involve extra hazards for homebuyers looking for conveyancing solicitors in Nottinghamshire.

Your Nottinghamshire conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a niche mortgage lender like Ahli United Bank, to a large lender such as NatWest. Before you select a Nottinghamshire conveyancing solicitor, whoever you choose, it is essential that you check that they can represent your chosen lender.

Many banks and building societies are only happy to work with a select panel of firms that match certain criteria. If a conveyancer cannot act for your chosen lender, the lender will require a second law firm to complete the legal work.

The borrower will usually need to pay this substitute lawyer's costs and the conveyancing process could take much longer.

Failing to check the lender panel membership of your conveyancing solicitor can frustrate the process.

Our conveyancing solicitors are on the panel of all lenders.

Newark and Sherwood District Council searches and other searches

Residential property searches are questions asked of various bodies by Nottinghamshire conveyancing solicitors to give details about the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Further searches, such as an HS2 search or a geological search, may also be referred to following the initial searches.

The typical lead time for LA searches provided by Newark and Sherwood District Council is 6 weeks. A private search company will be able to provide this information sooner.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will request office copies from HMLR. This will help to reveal any potential issues, such as a difference between the agent's floorplan and the title plan or rights or restrictions on how the property may be used.

Newark and Sherwood District Council Council Tax

Newark and Sherwood District Council calculate council tax on Nottinghamshire homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. a residential property in the Newark and Sherwood District Council area in Tax Band B would pay £1,506 per annum.

Conveyancing solicitors in Nottinghamshire will inform the buyer of the property's tax band once they are made aware.

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 £1,129.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is an apprentice school leaver or YTS trainee. Newer homes are assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band Newark and Sherwood District Council Tax (2018)
A £1,291
B £1,506
C £1,721
D £1,936
E £2,366
F £2,796
G £3,227
H £3,872

Can I dispute my band?

In the 2016/17 financial year, 30 council tax challenges were made, of which 10 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

Stamp Duty on Nottinghamshire properties

The current Stamp Duty Land Tax threshold for residential properties is £125,000. It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

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

See SDLT examples for properties in Nottinghamshire:

  Average selling price (2018 to date) Stamp Duty
Average price £195,513 £1,410.26
Average price (detached) £276,855 £3,842.75
Average new build £220,866 £1,917.32

Stamp duty relief for first-time buyers in Nottinghamshire

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the property is not rented out. Following the example above, if a homeowner bought a second property in Nottinghamshire for the average price of £195,513 the SDLT would be £9,775.65.

Conveyancing solicitors in Nottinghamshire should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Nottinghamshire

New build site

It is not recommended to purchase a leasehold house or flat without knowing what you are getting into. The many potential traps awaiting the unsuspecting purchaser could include:

  • absent freeholders
  • onerous covenants
  • spiralling ground rents
Bad or incomplete leasehold advice, from an inexperienced lawyer, could have serious financial implications.

If you are planning to buy a property with a lease, a expert conveyancing solicitor in Nottinghamshire will investigate aspects of the leasehold purchase, for example :

  • sometimes ancient and arcane lease documents
  • service charges, ground rents and buildings insurance arrangements
  • managing agent practices
  • planned large scale expenditure is planned
  • flats in the same block with disparity between their leases

Ensure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Nottinghamshire?

New build site

The average cost of Nottinghamshire new build properties is £220,866, according to local information gathered by the Land Registry. 73 new build homes have been bought in Nottinghamshire in 2018 so far.

Purchasing a new build home can be more complex than any other type of conveyancing. To avoid potential problems a Nottinghamshire conveyancing solicitor must be mindful of both region-specific factors and also must consider a range of factors, such as dealing with lender conditions and working to builders' exchange timelines.

Our team of new build conveyancers deliver an expert assessment of the legal title of the house or apartment, whilst being mindful of considerations like onerous leasehold conditions and excessive ground rent and service charges (where applicable).

Conservation areas in Nottinghamshire

Your conveyancing solicitor will confirm whether the residential property you are planning to buy is in a conservation area in Nottinghamshire. If it is, the property will be affected by specific restrictions. These restrictions could include anything from restrictions preventing the addition of frontal sloping rooflights, to general restrictions governing non-uniform additions or modifications.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

Your conveyancing solicitor will address whether your planned purchase is located one of Nottinghamshire's conservation areas.

Conveyancing - Selling a property in Nottinghamshire

The legal work involved in a house sale is less demanding than for a purchase. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to satisfy themselves that the property's title can be mortgaged and is free from legal issues.

On the other side of the transaction, conveyancing solicitors in Nottinghamshire acting for the seller need only respond to the buyer's solicitor's questions.

What could put your sale at risk?

Issues, such as parking issues or disputes, can actually hinder the sale process.

Property specialists will almost always recommend that vendors handle such issues without delay.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat or house is quite a lot more time-consuming than for a more straightforward freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Nottinghamshire, such as collating the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.

It is strongly advised that the seller instructs a leasehold expert as soon as an estate agent is chosen to ensure any legal complexity is correctly handled.

What if you are acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You can contact a property solicitor firm in Nottinghamshire to handle your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Nottinghamshire

Whilst there are many reasons to consider remortgaging, people generally remortgage a home to save money with a lower rate.

You can appreciate the benefits of a lower rate faster with a more efficient conveyancing solicitor in Nottinghamshire, working 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 onto your new rate as quickly as possible.

A property lawyer will need to act for both you and the mortgage provider, in order to ensure the mortgage provider's interests are protected.

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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