Updated: October 12, 2018

Oakham conveyancing solicitor fees

No Move, No Fee conveyancing in Oakham

Conveyancing solicitor fees are the charges you pay your Oakham conveyancing solicitor for carrying out the legal work for a property transaction.

Are Oakham conveyancing fees and costs fixed?

Some conveyancing solicitors in Oakham carry out the legal work on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote explains what fees you will need to pay when your property transaction has completed.

Are there any other costs?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or ID checks.

See: Complete list of conveyancing fees and disbursements

How much will the total Oakham solicitor conveyancing fees be?

While conveyancing fees in Oakham will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, additional region-specific searches, such as a flood plain search, may be needed and council search fees will vary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. 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 Oakham

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

It remains, however, the duty of a conveyancing solicitor in Oakham to make enquiries about the property, deliver their report on title to the purchaser, make practical suggestions and ensure the title is transferred to the new owner.

This part of the article provides assistance for people who need conveyancing solicitors in Oakham for a purchase.

Your Oakham conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as Lloyds Bank, to a less common lender like Secure Trust. Before instructing a Oakham conveyancing solicitor, it is vital that you check that they are on the approved panel of your lender.

Some banks and building societies will only accept a selected list (known as a 'panel') of legal firms. If a solicitor can't act for your lender, the lender will require an alternative firm to complete the legal work.

You will then have to cover this alternative solicitor's fees, and the conveyancing process can take much longer.

Failing to confirm your conveyancing solicitor's lender panel status can mean serious delays.

Our conveyancing solicitors can act on behalf of all lenders.

Conveyancing Searches (Rutland County Council)

Property searches are enquiries made of government bodies by Oakham conveyancing solicitors to identify information and potential issues affecting your new home.

Lenders also need to see property searches (sometimes referred to as 'conveyancing searches') to be purchased. These include:

Local Authority (LA) searchplanning and development details from Rutland County Council records
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Oakham properties for local parish repairs.

More specific searches, such as a Crossrail search or a commons registration search, may also be recommended depending on the contents of the standard searches.

The average turnaround time for searches from Rutland County Council is 13 weeks, so your lawyer will recommend using quicker personal searches.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will request an 'Official Copy of the Title Register' from the Land Registry. This will help to expose potential planning issues, such as discrepancies with the filed plan or a restrictive covenant against certain alterations.

Rutland County Council Council Tax

As a homeowner in Oakham, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. E.g. the occupier of a Band C property in the Rutland County Council area would pay annual council tax of £1,721.

A conveyancing solicitor in Oakham will inform a buyer of the home's tax band as soon as they are notified.

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 £1,291.

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 the property is owned by a charity and is unoccupied.

Band Rutland County Council Tax (2018)
A £1,291
B £1,506
C £1,721
D £1,936
E £2,366
F £2,796
G £3,226
H £3,872

Does anyone ever challenge their valuation?

To challenge your banding contact:

Valuation Office Agency
Enkalon House
86-92 Regent Rd

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made, of which 0 were upheld and refunds awarded.

Stamp Duty on Oakham properties

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

Stamp duty is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Our post-completion conveyancing team use integrated conveyancing case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

The following table illustrates SDLT examples for properties in Oakham:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £344,863 £7,243.15
Average price (detached) £486,442 £14,322.10
Average new build £317,737 £5,886.85
If you already own another property you will be subject to a 3% stamp duty surcharge. For example, if a homeowner bought a second property in Oakham for the average price of £344,863 the stamp duty would be £27,589.04.

Stamp duty relief for first-time buyers in Oakham

For first-time buyers, stamp duty is only payable on purchases over £300k.

Oakham conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Oakham

New build site

Purchasing a leasehold house or flat can be challenging when compared to buying a freehold property. Numerous technical issues may be awaiting the unsuspecting buyer, such as unfair developer practices, incomplete management company accounts and exponential ground rents.

Serious consequences can result from an inexperienced solicitor's erroneous leasehold advice.

A experienced conveyancing solicitor in Oakham will consider possible leasehold issues, including :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charges for relevant date periods
  • dealing with landlords
  • planned large scale expenditure is planned
  • flats in the same block with disparity between their leases

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

Buying a 'New Build' property in Oakham?

House being built

The average value of Oakham new build property is £317,737. 4 new build houses and flats have been bought in Oakham in 2018 so far.

A new-build conveyancing solicitor in Oakham needs to be conscious of both local considerations and the added complexities associated with new build, such as spotting incomplete agreements for roads and sewers, handling equity loan schemes and checking new build warranties with warranty providers, including NHBC, Advantage HCI? and Ward Cole.

Our new build conveyancing department will provide an expert appraisal of the legal title of the property, and in particular concerns like the home's subsequent resaleability and an assessment of other risks, such as regional infrastructure development.

Rutland Conservation areas

Purchasing property in a conservation area should mean that the street's character will not drastically alter. However, conservation area constraints will affect your home.

Referred to as Article 4 directions, these restrictions can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

The local planning authority (LPA) for Rutland has designated conservation area status on certain areas of Oakham. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Oakham.

Conveyancing - Selling a property in Oakham

The legal process for a sale of a house or flat is more straightforward than for a property purchase. When buying, the obligation is solely on the buyer to satisfy themselves that the house or flat is mortgageable and is (or can be) registered at the Land Registry.

In contrast, for a sale, conveyancing solicitors in Oakham acting for the existing owner for the most part just answer the buyer's questions.

What factors could threaten your sale?

Obstacles, such as being a listed building with non-compliant alterations, might derail a transaction if they are ignored.

Property specialists will usually recommend to vendors that they handle these issues without delay.

Further reading:

For more conveyancing advice for sellers click here.


Conveyancing for a leasehold property is significantly more protracted than it is for a freehold home.

Conveyancing solicitors in Oakham must usually carry out further legal work. This can involve approaching the managing company for ground rent details, through to insurance details.

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the seller instruct a conveyancer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for both sides?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a property sale.

You may want to instruct a property solicitor firm in Oakham to carry out your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Oakham conveyancing solicitor directory

  • Focus Solicitors Limited, 20a Church Street, Oakham, Rutland, LE15 6AA
  • Hegarty LLP, 66 South Street, Oakham, Rutland, LE15 6BQ
  • Tollers LLP, Simmonds Grant, 4 Mill Street, Oakham, Rutland, LE15 6EA

Conveyancing - Remortgaging a property in Oakham

Benefitting from a better rate to reduce monthly expenses is primarily why people change lenders. There are other reasons, such as getting onto a longer fixed-rate term, or consolidating debts.

Homeowners can enjoy the benefits of a better rate sooner with a more proactive conveyancing solicitor in Oakham. 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 be a crucial factor in getting onto your new rate as quickly as possible.

To confirm that the interests of the lender are protected, a property lawyer will need to act for both you and the mortgage provider.

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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