Updated: October 12, 2018

Retford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Retford

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Retford for the legal work associated with moving home.

How are Retford conveyancing fees calculated?

Some conveyancing solicitors in Retford work on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden extras. Your quote explains all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like indemnity insurance or local authority searches.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Retford cost?

Whilst conveyancing fees in Retford will usually match prices elsewhere in the UK, the disbursements required can vary. For example, council search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.

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

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of English property law. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to investigate their intended purchase.

The conveyancing solicitor in Retford will make recommendations once their enquiries are complete, deal with any legal problems and confirm that the Land Registry's record of the property is updated.

This section of the article discusses those parts of the buying process for conveyancing solicitors in Retford that warrant specialised skills.

Your Retford conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from NatWest, Ulster Bank or any other lender, before you choose a conveyancing solicitor in Retford it is vital that you check that they can act in the interests of your lender.

Some mortgage lenders are only prepared to work with a select list (referred to as a 'panel') of legal firms. If a solicitor cannot act for your lender, the lender will require an alternative firm to complete the legal work.

The home buyer will then have to cover this second solicitor's fees and the conveyancing process could take much longer.

Serious delays can result from failing to confirm your conveyancing solicitor's lender panel status.

Our conveyancing solicitors can act for all banks and other lenders.

Bassetlaw District Council searches

Searches are questions submitted to a number of authorities by Retford conveyancing solicitors to identify information and potential issues affecting the property being purchased. They include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be informed if your chosen lender needs any more searches, e.g. a tin mining search or a mining search.

Bassetlaw District Council has a usual delivery time of 10 weeks for searches. In these circumstances, faster personal searches will be advisable.

Planning searches

The buyer's conveyancing solicitor will request official entries from HMLR, helping to identify any planning issues, such as a restrictive covenant against certain alterations or outbuildings missing from the title plan.

Bassetlaw District Council Council Tax

Bassetlaw District Council calculate your council tax based on a number of factors including the number of occupants aged over 18 and the property's value as at 1 April 1991. For example, for an average Band B property in Retford, the tax would be £1,472.

Conveyancing solicitors in Retford will inform a purchaser of the home's council tax band after this is confirmed by the searches.

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 £1,104.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or for spouses of students who are not British. Property constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band Bassetlaw District Council Tax (2018)
A £1,262
B £1,472
C £1,682
D £1,893
E £2,313
F £2,734
G £3,154
H £3,785

Is it possible to reduce my council tax band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Queensgate House
12 Silver St
Lincoln
LN2 1EW
Lincolnshire

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Retford properties

The threshold for stamp duty for a residential property is £125,000. The purchaser's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing's case management system ensures that the critical SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See table below for stamp duty examples for properties in Retford:

  Average selling price (2017) Stamp Duty
Average price £183,696 £1,173.92
Average price (detached) £249,710 £2,494.20
Average new build £223,635 £1,972.70
If you already own another home , anywhere in the world you will be subject to a 3% SDLT surcharge. E.g. if a second property was bought for £183,696 then the SDLT including the surcharge would be £9,184.80. .

Stamp duty relief for first-time buyers in Retford

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.

Retford conveyancing solicitors will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Retford

New build site

It is not recommended to purchase a leasehold home if you are unaware of the implications. Numerous technical issues may be awaiting the unsuspecting buyer, including doubling ground rents, freeholds sold without first refusal to leaseholders and undisclosed major works.

Inaccurate leasehold advice, from a conveyancer lacking in specialist knowledge, could have costly, long-term consequences.

A experienced conveyancing solicitor in Retford will address aspects of leasehold, e.g. current-year service charge estimates, flats with varying lease terms and managing agent practices.

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

Buying a 'New Build' property in Retford?

House being built

Based on data collated by HM Land Registry, 3 new build homes have been bought in Retford in 2018 so far. The average cost of Retford new builds is £236,997.

A new-build conveyancing solicitor in Retford must be mindful of Retford-specific factors and the extra complexities of new build, including investigating developer incentives, investigating road and drainage issues and registering ownership with warranty providers such as NHBC Buildmark, LABC Warranty and Aedis.

Our award-winning new build team are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in Nottinghamshire

Your conveyancing solicitor will need to check whether the home you are planning to buy is in one of Retford's conservation areas. If it is, the property will be affected by certain conditions. Referred to as Article 4 directions, these constraints may include restrictions preventing the addition of frontal sloping rooflights, restrictions on the erection of outbuildings or restrictions on the display of advertisements.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

The local planning authority (LPA) for Bassetlaw has designated conservation area status on certain areas of Retford. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Retford.

Conveyancing - Selling a property in Retford

The legal process for a sale of a house or flat is much easier than for a purchase. The buyer's conveyancer will have to carry out a thorough investigation on the legal title of your home, whilst conveyancing solicitors in Retford acting for the vendor essentially just gathers together any pertinent information and answers the buyer's questions .

What could put a property sale at risk?

Properties can be burdened by many challenges (e.g. not being connected to the main sewers) which may protract your move.

It is best not to procrastinate in the hope that any issues won't be spotted. Get advice and attempt to resolve it at the earliest stage.

Further reading:

Read more conveyancing advice for sellers.

Leasehold

The legal work for a leasehold flat or house is quite a lot more difficult than it is for a freehold home.

Conveyancing solicitors in Retford will also carry out additional work. This can involve requesting an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

Given the complexities of leasehold property, it is strongly advised that you contact a leasehold specialist as soon as is practicable.

Can Quittance conveyancers act for the buyer and the vendor of the same property?

A conveyancer regulated by the CLC can act for both parties. However, SRA rules ban the same solicitor from working on behalf of both sides in a house sale.

You can contact a property solicitor firm in Retford to handle your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Retford conveyancing solicitor directory

  • Foys Solicitors, 18 Grove Street, Retford, Nottinghamshire, DN22 6JS
  • Jackson Quinn, 7 Grove Street, Retford, Nottinghamshire, DN22 6NN
  • Jones Solicitors LLP, 5 Churchgate, Cannon Square, Retford, Nottinghamshire, DN22 6PB
  • Royce Marshall & Co, Gamston Airport, Gamston, Retford, Nottinghamshire, DN22 0QL

Conveyancing - Remortgaging a property in Retford

Although there are many reasons to remortgage, homeowners will usually remortgage a home to get a more attractive interest rate.

Homeowners would typically benefit from a better rate sooner by using a more efficient conveyancing solicitor in Retford. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a key consideration when securing your preferred rate.

In order to ensure that the lender's interests are protected, the property lawyer will represent both you and your new 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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