Updated: October 12, 2018

Penrith conveyancing solicitor fees

No Move, No Fee conveyancing in Penrith

Conveyancing solicitor fees are what you pay your Penrith conveyancing solicitor for handling the legal work for your move.

Are Penrith conveyancing fees and costs fixed?

Some conveyancing solicitors in Penrith offer services on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no nasty surprises in the small print. Your quote sets out all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as local authority searches or identity verification checks.

See: Complete list of conveyancing fees

How much will conveyancing in Penrith cost in total?

While conveyancing fees in Penrith will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, such as a flooding search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Penrith

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Since 2013, this maxim no longer applies, however, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

The Penrith conveyancing solicitor will offer professional advice once their enquiries are complete, find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

This part of the article examines the property types that involve additional hazards for homebuyers who want conveyancing solicitors in Penrith.

Your Penrith conveyancing solicitor must be lender-approved

Before you instruct a Penrith conveyancing solicitor, you need to check that they can represent your lender, whether you are taking out a mortgage from Lloyds Bank, Coutts or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders only accept a selected list (their 'panel') of firms that meet stringent standards.

If this is the case, the lender will likely require an alternative firm to complete the legal work, and you will be expected to pay this second lawyer's costs. The additional work can mean the process takes much longer.

Failing to confirm your lawyer's lender panel status could mean serious delays.

Our conveyancing solicitors can act on behalf of all mortgage lenders.

Residential Property Searches (Eden District Council)

Residential property searches are applied for by Penrith conveyancing solicitors to identify issues that might impact how much your house or flat is worth.

Banks and building societies typically also require conveyancing search packs to be submitted. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes notices under the Planning, Highways and Public Health Acts
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Buyers will be informed if your mortgage lender insists on any more searches, e.g. a highways search or a more detailed environmental report.

Eden District Council has an approximate turnaround time of 13 weeks for LA searches, so quicker regulated searches will be recommended.

Planning documents

Official Entries (or 'office copies') will also be obtained from HMLR by the conveyancing solicitor acting for the buyer, assisting with the identification of any planning issues. These issues could include limits on the development of the property or a difference between the agent's floorplan and the title plan.

Eden District Council Council Tax

The amount of council tax a homeowner in Penrith will pay to Eden District Council will depend on the property's value and the number of residents. For example, the occupier of a Band E property in the Eden District Council area would pay annual council tax of £2,207.

A conveyancing solicitor in Penrith will inform the buyer of the home's council tax band as soon as 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 £1,656.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or if the resident is living in long term residential care.

Band Eden District Council Tax (2018)
A £1,204
B £1,405
C £1,605
D £1,806
E £2,207
F £2,609
G £3,010
H £3,612

Are you about you buy a home in the wrong council tax band?

To challenge your banding contact:

Valuation Office Agency
Stocklund House
Castle Street
Carlisle
CA3 8SY
Cumbria

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Penrith properties

If you are buying a home that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC. Doing the SDLT1 form yourself is hard and not for those unfamiliar with it.

Quittance Conveyancing's investment in the latest integrated conveyancing case management system means that HMRC filing complications are a thing of the past.

See examples for local properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £228,704 £2,074.08
Average price (detached) £316,521 £5,826.05
Average new build £295,702 £4,785.10
Homeowners must pay a higher rate of SDLT when purchasing a second home. Therefore, if a homeowner in Penrith bought a second home for the average price of £228,704 the SDLT would be £11,435.20.

Stamp duty relief for first-time buyers in Penrith

Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000.

Conveyancing solicitors in Penrith should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Penrith

New build site

Purchasing a leasehold property can be complex, compared to purchasing a freehold property. The many potential complications awaiting the unsuspecting purchaser could include doubling ground rents and incomplete management company accounts.

Incomplete leasehold information, delivered by a solicitor with limited leasehold experience, could lead to serious consequences.

If you intend to buy a leasehold home, a experienced conveyancing solicitor in Penrith will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease itself
  • absent freeholders
  • service charges for relevant date periods
  • complaints from neighbours
  • flats in the same block with disparity between their leases

Ensure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Penrith?

New build site

The average purchase price of Penrith new build homes is £295,702, according to information compiled by the HM Land Registry. 35 brand new homes were purchased in Penrith last year.

A new-build conveyancing solicitor in Penrith must be mindful of regional issues and new build's additional complexities, such as verifying rights of easements and dealing with fast exchange timeframes.

Our award-winning team of new build conveyancers are experts in representing buyers to achieve the best outcome and working to tight developer deadlines.

Cumbria Conservation areas

When carrying out the conveyancing for a purchase in Penrith, a conveyancing solicitor will need to check whether the home is in a conservation area in Penrith. If it is, the house could be affected by certain conditions. Referred to as Article 4 directions, these conditions could include anything from restrictions on the use of external insulation, to restrictions on the removal or addition of front boundary walls.

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

The Eden local planning authority has assigned conservation area-status to parts of Penrith. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Penrith's conservation areas.

Conveyancing - Selling a property in Penrith

The legal process for a property sale is more straightforward than for a purchase. The buyer's conveyancer undertakes due diligence into the property and its legal title, whilst conveyancing solicitors in Penrith acting for the seller effectively just responds to enquiries made by the buyer's solicitor.

How to help your sale go through

A house or flat will frequently have possible complications (such as restrictive covenants) that might prevent the conveyancing process from completing on time.

Don't ignore the issue and hope the buyer's solicitor won't notice - get legal advice and tackle it as quickly as possible.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat is much more complicated compared to a freehold house.

Penrith conveyancing solicitors must usually carry out further legal work, which could include requesting all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

It is highly recommended that you contact a leasehold-specialist conveyancer as early as possible to reduce delays.

What if Quittance conveyancers are acting for the other side?

A conveyancer who is regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a house sale.

You could contact a property solicitor firm in Penrith to undertake your conveyancing, if a Quittance conveyancing solicitor is acting for the other side.

Local Penrith conveyancing solicitor directory

  • Arnison & Company Solicitors Limited, 1 St. Andrews Place, Penrith, Cumbria, CA11 7AW
  • Butterworths, 6 - 8 Cornmarket, Penrith, Cumbria, CA11 7DA
  • Scott Duff & Co Limited, 40 King Street, Penrith, Cumbria, CA11 7AY
  • Cartmell Shepherd Limited, Bishop Yards, Penrith, Cumbria, CA11 7XS
  • Burnetts, Unit 6, Hobson Court, Gillan Way, Penrith, Cumbria, CA11 9GQ

Conveyancing - Remortgaging a property in Penrith

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

You can appreciate the benefits of a better rate earlier with a more efficient conveyancing solicitor in Penrith. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in getting on to the rate you want.

Your property lawyer needs to be able to act for your chosen mortgage provider. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are moving to a fixed-rate mortgage with the HSBC or to a discounted-rate mortgage with the Manchester Building Society, we can assist.

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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