Updated: October 12, 2018

Nuneaton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Nuneaton

Conveyancing solicitor fees are what you pay conveyancing solicitors in Nuneaton for the legal work for a home sale or purchase.

Do Nuneaton conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Nuneaton who offer services on a price per hour basis. Your conveyancing quote explains exactly what you will need to pay when your sale or purchase completes.

What are disbursements?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty or managing agent fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Nuneaton solicitor conveyancing fees be?

Conveyancing fees in Nuneaton will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as transport searches, may be needed and council search fees will vary.

With Quittance, there are no hidden fees or nasty surprises. For a standard sale or purchase, what 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 Nuneaton

As a key part of the conveyancing for the purchase of a house or flat, a conveyancing solicitor in Nuneaton will examine the draft contract and investigate the property's title and report back in detail to the buyer and the lender.

Following their enquiries the lawyer will offer professional advice and will iron out any legal issues and ensure that the full legal ownership is transferred.

This section offers assistance for people looking for conveyancing solicitors in Nuneaton for a purchase.

Your Nuneaton conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Halifax or a less common lender such as Topaz Finance, before you appoint a Nuneaton conveyancing solicitor you must confirm that they can act in the interests of your lender.

Many mortgage lenders are only happy to work with a selected list (known as a 'panel') of law firms. If a conveyancer is not on the panel of your lender, the lender will probably need an alternative solicitor firm to carry out the legal work.

The buyer will usually need to pay this alternate solicitor's costs and the conveyancing process could take much longer.

Serious delays can be caused by failing to check your property lawyer's lender panel status.

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

Nuneaton & Bedworth Council searches and other searches

Searches are enquiries made of various authorities by Nuneaton conveyancing solicitors to identify information and potential issues affecting your new home.

Banks and building societies almost always need property searches (sometimes referred to as 'conveyancing searches') to be submitted. Required searches will include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Nuneaton properties for local parish repairs.

More specialised searches, such as a highways search or a more detailed environmental report, may also be referred to in the standard searches.

Purchasers can expect to wait roughly 4 weeks for Local Authority searches from Nuneaton & Bedworth Council, so faster personal searches will be preferred.

Planning issues

The conveyancing solicitor acting for the buyer will source an Official Copy of the Title Register from HMLR. This will help to expose planning issues, for example the breach of a restrictive covenant or discrepancies with the filed plan.

Nuneaton & Bedworth Council Tax

The council tax paid by a homeowner is based on a variety of factors which include the number of occupants aged over 18 and the assessed value of the property in April 1991. For example, for an average Band D home in Nuneaton, the amount due would be £1,795 per year.

Nuneaton conveyancing solicitors will inform the purchaser of the property's 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 (25%) would reduce the tax due to £1,346.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the resident is living in long term residential care.

Band Nuneaton & Bedworth Tax (2018)
A £1,196
B £1,396
C £1,595
D £1,795
E £2,193
F £2,592
G £2,991
H £3,589

Can I lower my band?

To challenge your banding contact:

Valuation Office Agency
5th Floor
Sherbourne House
1
Manor House Drive
Coventry
CV1 2TG
West Midlands

In 2016/17, 20 council tax challenges were made. 10 were approved and the tax was reduced.

Stamp Duty on Nuneaton properties

SDLT is only applicable to homes where the purchase price exceeds £125k. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

See examples for typical Nuneaton properties:

  Average selling price (2018 to date) SDLT
Average price £224,301 £1,986.02
Average price (detached) £309,152 £5,457.60
Average new build £188,906 £1,278.12

Stamp duty relief for first-time buyers in Nuneaton

First-time buyer stamp duty relief is available on property purchases below £300k. Higher rates of SDLT apply to buyers of second home in the form of a 3% stamp duty surcharge. Therefore, if a homeowner in Nuneaton bought a second property for the average price of £224,301 the SDLT would be £11,215.05.

Nuneaton conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Nuneaton

New build site

Buying a leasehold property without understanding the implications is not recommended. Numerous legal issues could be lying in wait for an uninformed buyer, such as increasing ground rents, short leases and overpriced managing agent packs.

Erroneous leasehold advice, from a property lawyer with only freehold experience, can have costly, long-term consequences.

A good conveyancing solicitor in Nuneaton will consider possible leasehold issues, including absent freeholders, checking the lease itself and short leases.

Ensure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Nuneaton?

House under construction

9 new builds have been bought in Nuneaton in 2018 so far, according to HMLR. The average purchase price of a new build property in Nuneaton is £188,906.

A new-build conveyancing solicitor in Nuneaton must be aware of regional considerations and the added complexities associated with new build, e.g. dealing with fast exchange timeframes and confirming right of way over drains and sewers.

Our highly qualified team of new build conveyancers are experts in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in Warwickshire

Your conveyancing solicitor will confirm whether the property you are going to buy is in a conservation area in Nuneaton. If it is, the property is affected by building controls. These constraints could include a wide range of constraints from restrictions affecting frontal additions to the property such as a porch, to restrictions on the use of external insulation.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Nuneaton

The legal side of a sale of a home is more straightforward than for a property purchase. The buyer's solicitor carries out detailed research into the property, whilst conveyancing solicitors in Nuneaton acting for the vendor essentially just answers the buyer's questions.

How to reduce the risk of an abortive sale

Obstacles, like complexities where there is a 'share of freehold', have the capacity to frustrate your home move if not handled appropriately.

Don't shy away from finding a solution as it is the buyer's solicitor's job to spot problems, instead talk to a professional, square up to the issue(s), and find a solution at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is quite a lot more technical than for a freehold property.

Conveyancing solicitors in Nuneaton will also perform extra work, including requesting the latest service charge and ground rent statement, through to details of any consents for alterations.

It is strongly advised that you instruct a lawyer with leasehold experience as early in the process as possible, and potentially before marketing the property, to help contain and resolve any delays.

What if your conveyancing solicitors are acting for the other side?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a home in Nuneaton, and a Quittance solicitor is acting for the other side, you may wish to contact a law firm in Nuneaton to carry out your legal work.

Local Nuneaton conveyancing solicitor directory

  • Alsters Kelley LLP, 3 Dugdale Street, Nuneaton, Warwickshire, CV11 5QJ
  • John Bromfield & Company Limited, 120 Abbey Street, Nuneaton, Warwickshire, CV11 5BY
  • LDJ Solicitors LLP, 29 Dugdale Street, Nuneaton, Warwickshire, CV11 5QN
  • Cocks Lloyd, Riversley House, Coton Road, Nuneaton, Warwickshire, CV11 5TX
  • Willsons Solicitors, Coton Chambers, 35 Coton Road, Nuneaton, Warwickshire, CV11 5TW

Conveyancing - Remortgaging a property in Nuneaton

The most common reason homeowners remortgage is to secure a preferential rate. There are any number of other reasons to consider remortgaging, including getting onto a longer fixed-rate term, or releasing capital to pay off other debts.

An efficient conveyancing solicitor in Nuneaton will complete the conveyancing quickly, 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 the rate you want.

It is vitally important that the property lawyer carrying out the remortgage can act for the new mortgage lender. Our conveyancing team are on the panel for all major lenders, so no matter whether you are moving to a flexible mortgage with RBS or to a fixed-rate mortgage with the Manchester Building Society, we 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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