Updated: October 12, 2018

Rossendale conveyancing solicitor fees

No Move, No Fee conveyancing in Rossendale

Conveyancing solicitor fees are the costs you pay your Rossendale conveyancing solicitor for the legal work associated with moving home.

How are Rossendale conveyancing fees calculated?

Some conveyancing solicitors in Rossendale offer services on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no nasty surprises in the small print. Your quote explains exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like property searches or office copies.

See: A guide to all conveyancing fees

How much will conveyancing in Rossendale cost in total?

Whilst conveyancing fees in Rossendale will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.

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's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Rossendale

Recent changes to the law mean that a seller must now disclose issues concerning their property.

That said, it remains the responsibility of the Rossendale conveyancing solicitor to make enquiries about the property, report back in detail to the buyer and the lender, make practical suggestions and make sure that the title is registered in the name of the new buyer.

This part of the article offers useful advice for people who need conveyancing solicitors in Rossendale for a purchase.

Your Rossendale conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from the Hinckley and Rugby Building Society, Halifax or any other lender, before you choose a Rossendale conveyancing solicitor it is critical that you make sure that they are on the approved solicitor panel of your lender.

Quite a few mortgage lenders only accept a selected list (known as a 'lender panel') of legal practices. If your solicitor is not on the panel of your lender, the lender will likely need a different law firm to complete the legal work.

The borrower will then have to cover this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Your purchase could be jeopardised by failing to confirm your conveyancer's lender panel status.

Our conveyancing solicitors can act on behalf of all lenders.

Rossendale Council searches and other searches

Searches are carried out by Rossendale conveyancing solicitors to unearth any wider issues that could possibly have an impact on how much the property you are buying will be worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Purchasers will be told if your chosen lender requires any more searches, for example a tin mining search or a more detailed environmental report.

Property purchasers can expect a lead time of around 10 weeks for property searches provided by Rossendale Council, so it will be worth using a faster private search company.

Planning documents

Official Entries will also be applied for from the Land Registry by the buyer's conveyancing solicitor. This will help to expose planning issues, such as outbuildings missing from the title plan or that a restrictive covenant has been breached.

Rossendale Council Tax

The council tax paid by a homeowner is based on a number of factors e.g. the size and character of the home and the value of the property as determined by the VOA in 1991. For instance a residential property in the Rossendale area in Tax Band C would pay £1,605 per annum.

Rossendale conveyancing solicitors will inform the buyer of the property's tax band once they are themselves notified.

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 £1,204.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property (land) is a boat mooring or caravan pitch.

Band Rossendale 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

Can I appeal against my band?

To challenge your banding contact:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

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

Stamp Duty on Rossendale properties

Stamp Duty Land Tax is paid to HM Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the home if it exceeds £125k.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical local properties:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £141,601 £332.02
Average price (detached) £265,235 £3,261.75
Average new build £355,000 £7,750.00
Higher rates of SDLT apply to buyers of second property in the form of a surcharge of 3%. Therefore, if a homeowner in Rossendale bought a second home for the average price of £141,601 the SDLT would be £7,080.05.

Stamp duty relief for first-time buyers in Rossendale

In November 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k.

Rossendale conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Rossendale

New build site

It is not recommended to buy a leasehold home if you are unaware of the implications. There are many legal issues that may be awaiting an uninformed purchaser, such as unfair developer practices and doubling ground rents.

Severe consequences can result from an inexperienced conveyancer's erroneous leasehold advice.

A experienced conveyancing solicitor in Rossendale will consider possible leasehold issues, for example reserve funds, service charges and whether they have been collected and sometimes ancient and arcane lease documents.

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

Buying a 'New Build' property in Rossendale?

House being built

2 new build houses and flats have been bought in Rossendale in 2018 so far, according to data compiled by the HM Land Registry. The average value of Rossendale new build homes is £355,000.

A new-build conveyancing solicitor in Rossendale must be familiar with both local considerations and new build's additional complexities, e.g. helping with mortgage offer extension terms, confirming right of way over drains and sewers and registering ownership with warranty providers such as NHBC Buildmark, LABC New Home Warranty and Castle.

Our new build conveyancing department will provide an impartial appraisal of the property's legal status, looking out for issues like the home's subsequent resaleability and sharply increasing ground rent and service charges (where applicable).

Lancashire Conservation areas

Whether you enjoy Tudor-style or Edwardian architecture, purchasing property in a conservation area-protected street usually means that the local character will be preserved. However, conservation area building controls will affect your residential property.

Referred to as Article 4 directions, these conditions could include possible restrictions on solar panel positioning, restrictions on the addition of cladding or restrictions on the erection of outbuildings.

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 carried out the alterations.

Goodshawfold, Cloughfold and Chatterton/Strongstry are among the conservation areas in Rossendale. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Rossendale.

Conveyancing - Selling a property in Rossendale

The legal side of a sale of a house or flat is more straightforward than for a property purchase. The buyer's solicitor undertakes extensive research on the legal title of your home. Conveyancing solicitors in Rossendale acting for the vendor essentially just replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

Properties can face a series of possible issues (such as where the property differs from the title plan or Japanese Knotweed) that can prolong your home move.

Generally speaking, you should handle these issues as soon as they come to light.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold

Conveyancing for a leasehold property is quite a lot more specialised than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Rossendale must undertake additional tasks, and this could include collating all relevant freeholder information, through to any information about regulations affecting the property that are not in the lease.

To reduce delays, it is strongly advised that you instruct a leasehold expert as soon as possible.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

You could contact a local Rossendale conveyancing solicitor firm to handle your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Rossendale

Whilst there are many reasons to consider remortgaging, people generally remortgage to reduce the monthly repayments.

Homeowners can appreciate the benefits of a lower rate sooner with a more efficient conveyancing solicitor in Rossendale, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

To ensure that the lender's capital is protected, the property lawyer handling your remortgage will act for 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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