Updated: October 12, 2018

Poulton Le Fylde conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Poulton Le Fylde

Conveyancing solicitor fees are what you pay your Poulton Le Fylde conveyancing solicitor for the legal work for a home sale or purchase.

Do Poulton Le Fylde conveyancing solicitors work on a fixed fee basis?

We work on a No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Poulton Le Fylde who will work on a cost per hour basis. Your quote will set out what you will be charged when your house or flat sale completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as TT fees or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will conveyancing in Poulton Le Fylde cost in total?

Whilst conveyancing fees in Poulton Le Fylde will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flood plain search, may be needed and Local Authority (LA) Search fees will vary.

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

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

Conveyancing - Buying a property in Poulton Le Fylde

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

It is, however, still the duty of the Poulton Le Fylde conveyancing solicitor to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), offer practical solutions and confirm that the Land Registry's record of the property is updated.

This article examines the aspects of the buying process for conveyancing solicitors in Poulton Le Fylde that demand specialised skills.

Your Poulton Le Fylde conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from the HSBC, the Dudley Building Society or any other lender, before instructing a conveyancing solicitor in Poulton Le Fylde you must confirm that they can act in the interests of your chosen lender.

Some lenders will only work with a restricted group of firms that meet strict selection criteria. If your conveyancer is not on the panel of your chosen lender, the lender will likely need a different firm to act in their interests.

You will then have to cover this alternative solicitor's fees and significant delays to your move could occur.

Significant delays can result from failing to confirm your property solicitor's lender panel status.

Our solicitors are approved to act for all mortgage providers.

Residential Property Searches (Wyre Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Poulton Le Fylde conveyancing solicitors to help spot planning, development and environmental issues that could undermine the value of the property you are purchasing. They include:

SearchDescription
Local Authority (LA) searchplanning and development details from Wyre Borough Council records
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specialised searches, such as a highways authority search or a more detailed environmental report, may also be recommended depending on the contents of the standard searches.

Homebuyers will have to endure a wait of roughly 6 weeks for searches provided by Wyre Borough Council, so your lawyer will recommend using quicker personal searches.

Checking planning permission status

Official Entries (or 'office copies') will also be applied for from HMLR by the purchaser's conveyancing solicitor. This will help to identify any planning issues. Examples of these include rights or restrictions on how the property may be used or a difference between the agent's floorplan and the title plan.

Wyre Borough Council Council Tax

The council tax paid by a homeowner is based on a variety of factors which include the size of the property and the value of the property. E.g. for an average Tax Band B home in Poulton Le Fylde, the amount payable would be £1,362 per year.

Conveyancing solicitors in Poulton Le Fylde will inform a buyer of the home's tax band as soon as 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 £1,022.

Other discounts and exemptions could 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 where an inhabitant is an 18 year old for whom child benefit is payable.

Band Wyre Borough Council Tax (2018)
A £1,168
B £1,362
C £1,557
D £1,752
E £2,141
F £2,530
G £2,920
H £3,504

Could I be overpaying council tax?

From April 2016 to March 2017, 40 council tax challenges were made, and 10 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
104 Lancaster Rd
Preston
PR1 1LX
Lancashire

Stamp Duty on Poulton Le Fylde properties

The current stamp duty threshold for residential properties is £125k. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing ensure that the critical SDLT1 form is completed accurately and without delay.

See stamp duty examples for properties in Poulton Le Fylde:

  Average sale price (2017) Stamp Duty Land Tax
Average price £199,551 £1,491.02
Average price (detached) £285,083 £4,254.15
Average new build £253,325 £2,666.25

Stamp duty relief for first-time buyers in Poulton Le Fylde

For first-time buyers, stamp duty is only payable on purchases over £300k. If you own another property , anywhere in the world you will be subject to a 3% stamp duty surcharge. E.g. if a second property was bought for £199,551 then the SDLT including the surcharge would be £9,977.55. .

Poulton Le Fylde conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Poulton Le Fylde

New build site

The risks of buying a leasehold property remain of serious concern. There are any number of potential traps that may be lying in wait for the unsuspecting purchaser, such as:

  • costly and undisclosed major works
  • doubling ground rents
  • marriage value issues
Incomplete leasehold information, delivered by a conveyancing solicitor with only freehold experience, can have costly, long-term consequences.

If you are planning to purchase a leasehold home, a experienced conveyancing solicitor in Poulton Le Fylde will investigate aspects of the leasehold purchase, including share of freehold complexity, possible service charge shortfalls and understanding regional and era-specific nuances of leases.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Poulton Le Fylde?

New build site

The average value of Poulton Le Fylde new build property is £265,995. 5 brand new properties have been bought in Poulton Le Fylde in 2018 so far.

Purchasing a new build property is generally more complex than 'standard conveyancing'. Therefore a Poulton Le Fylde conveyancing solicitor needs to be mindful of local Poulton Le Fylde issues and will need to report to clients on a number of issues, e.g. investigating developer incentives and confirming building regulation compliance.

Quittance Conveyancing deliver an independent view of the property's legal status, with a close eye on issues like the home's future marketability and sharply increasing ground rent and service charges (where applicable).

Lancashire Conservation areas

When carrying out the legal work for a home in Poulton Le Fylde, a conveyancing solicitor will confirm whether the home is in a conservation area in Poulton Le Fylde. If it is, the house is affected by constraints. These constraints can include a wide range of constraints from restrictions on the addition of cladding, to restrictions on the use of PVC or aluminium windows.

The local planning authority 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 Poulton Le Fylde.

Conveyancing - Selling a property in Poulton Le Fylde

The legal work involved in a sale of a house or flat is normally less troublesome than when purchasing. With a property purchase, the onus is on the buyer to satisfy themselves that the property they are buying can be mortgaged and is free from legal issues.

On the other side of the transaction, conveyancing solicitors in Poulton Le Fylde acting for the current owner need only respond to the buyer's solicitor's questions.

What could jeopardise your home sale?

A house or flat will often come with numerous issues (e.g. having a defective lease) that have the capacity to prevent a sale from completing on time.

It is best not to procrastinate, trusting that the issue won't be discovered. Instead, get advice and work to resolve it as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold flat is a great deal more specialised in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Poulton Le Fylde must carry out additional legal work, such as requesting an up-to-date service charge statement, through to a common parts fire risk assessment.

Sellers are advised to instruct a solicitor as soon as possible to help mitigate (somewhat inevitable) leasehold delays.

Can your conveyancing solicitors act for the buyer and the vendor of the same property?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a house or flat in Poulton Le Fylde, and a Quittance conveyancing solicitor is acting for the other side, you could contact a property solicitor firm in Poulton Le Fylde to carry out your legal work.

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Conveyancing - Remortgaging a property in Poulton Le Fylde

Whilst there are many reasons to consider remortgaging, homeowners generally remortgage to lower their monthly repayments.

You would typically benefit from a better rate sooner with a more proactive conveyancing solicitor in Poulton Le Fylde. With rate rises hard to predict, fast conveyancing can be a critical factor in securing your preferred rate.

To make sure that the interests of the lender are covered, a property lawyer will act for both you and the mortgage lender.

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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