Updated: October 12, 2018

Rothwell conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Rothwell

Conveyancing solicitor fees are the charges you pay your Rothwell conveyancing solicitor for the legal work associated with buying or selling a property.

How are Rothwell conveyancing fees calculated?

We work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Rothwell who carry out the legal work on a fees per hour basis. Your quote explains exactly what you will be charged 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. These include costs like HMLR fees or office copies.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Rothwell cost?

Rothwell conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority Search fees can vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard home sale or purchase, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Rothwell

The legal work for the purchase of a house or flat will require a conveyancing solicitor in Rothwell to consider a wide range of issues. Examples of such factors are a defective title (e.g. missing easements) and issues impacting on the future saleability of the home.

The buyer's lawyer will feed the results of their enquiries back to the buyer and their mortgage lender, offer pragmatic solutions and ensure that the full legal ownership is transferred.

This article examines elements of the legal process for conveyancing solicitors in Rothwell needing specialist legal knowledge.

Your Rothwell conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common mortgage lender like Atom Bank or a major lender such as Halifax, before you choose a conveyancing solicitor in Rothwell you need to check that they can act on behalf of your lender.

Your conveyancer may be unable to act for your lender, because some mortgage lenders only accept a selected list (known as a 'panel') of legal firms.

In this case, the lender will need a second firm to complete the legal work, and you will then have to cover this substitute solicitor's fees. This means the transaction could be delayed.

Not checking the lender panel membership of your conveyancer can result in significant delays.

Our conveyancing solicitors are approved members of all lender panels.

Kettering Borough Council searches and other searches

Residential property searches are applied for by Rothwell conveyancing solicitors to help to identify any significant issues that could possibly reduce how much your property will be worth.

Searches are primarily performed to satisfy mortgage conditions. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be notified if your mortgage lender requires any more searches, for example a highways search or a commons registration search.

The approximate delivery time for Local Authority searches obtained from Kettering Borough Council is 5 weeks. Your conveyancer will alternatively recommend using a faster search agent.

Planning searches

The buyer's conveyancing solicitor also obtains office copies from the Land Registry, assisting with the identification of planning issues. Examples of these include restrictive covenants governing the use of the property or discrepancies with the filed plan.

Kettering Borough Council Council Tax

The amount of council tax a homeowner in Rothwell will pay to Kettering Borough Council will depend on the property's value and the number of residents. For example, a home in the Kettering Borough Council area in Tax Band D would pay £1,682 per annum.

Conveyancing solicitors in Rothwell will inform a buyer of the home's council 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 £1,261.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student. Property constructed after 1991 is assessed by the Valuation Office Agency.

Band Kettering Borough Council Tax (2018)
A £1,121
B £1,308
C £1,495
D £1,682
E £2,055
F £2,429
G £2,803
H £3,363

Can I dispute my council tax rate?

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

Valuation Office Agency
Northgate House
59-77 Sheep St
Northampton
NN1 2LL
Northamptonshire

A property owner can also apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Rothwell properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.

Quittance's specialist post-completion team will ensure that the required SDLT1 form is completed and submitted to HMRC without delay.

This table sets out stamp duty for typical property in Northamptonshire:

  Average sale price (2017) SDLT
Average price £245,770 £2,415.40
Average price (detached) £352,414 £7,620.70
Average new build £289,804 £4,490.20
Following the recent budget statement, second home buyers have had to pay a surcharge of 3%. Following the example above, if a homeowner bought a second property in Rothwell for the average price of £245,770 the SDLT would be £12,288.50.

Stamp duty relief for first-time buyers in Rothwell

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

Rothwell conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Rothwell

New build site

It is not recommended to purchase a leasehold house or flat without knowing what you are getting into. Numerous technical issues may be lying in wait for an uninformed buyer, including:

  • ground rent multipliers
  • incomplete management company accounts
  • onerous clauses in the lease
Poor leasehold guidance, from a property lawyer lacking in specialist knowledge, could lead to serious consequences.

If you are planning to purchase a leasehold property, a competent conveyancing solicitor in Rothwell will consider possible leasehold issues, for example :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • managing agent or landlord enquiries
  • any recent demands for service charges and ground rent
  • plans to collectively purchase the freehold

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Rothwell?

New build building site

The average value of Rothwell new build properties is £315,078. 78 brand new homes have been bought in Rothwell in 2018 so far.

A new-build conveyancing solicitor in Rothwell needs to be conscious of regional considerations and the extra complexities of new build, e.g. investigating developer incentives and dealing with incomplete service connection agreements.

Our team of conveyancers are experts in working to tight developer deadlines and new build purchases.

Northamptonshire Conservation areas

If you are purchasing a house in one of Rothwell's conservation areas, the property must not breach any conservation area building controls. Called Article 4 directions, these constraints can include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, even where the alterations were made by the previous owner.

The Kettering local planning authority has assigned conservation area-status to parts of Rothwell. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Rothwell.

Conveyancing - Selling a property in Rothwell

Conveyancing for a house sale is much easier than for a purchase. The buyer's solicitor needs to carry out extensive due diligence on the property. Conveyancing solicitors in Rothwell acting for the vendor simply responds to enquiries made by the buyer's solicitor.

What factors could threaten your sale?

Obstacles, like excessive service charges or a boundary dispute, can protract a sale.

It is almost always advisable that vendors face any such problems head on and fix them.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is much more time-consuming than it is for a freehold home.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Rothwell. This can involve sourcing all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

To reduce leasehold-related delays, it is strongly advised that the vendor contact a lawyer as early as possible.

Can your conveyancing solicitors act for the buyer and the seller in one transaction?

SRA rules ban the same solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

You can contact a local Rothwell conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Rothwell

Although people consider remortgaging for a range of reasons, people will generally remortgage their home simply to get a better rate.

A good conveyancing solicitor in Rothwell can reduce the remortgage processing time, helping you get onto the lower rate earlier. With rate rises anticipated, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

The property lawyer carrying out your remortgage needs to be able to act for your chosen mortgage provider. Quittance Conveyancing are panel members of all major banks and building societies, so no matter whether you are switching to an interest-only mortgage with Britannia or to a joint mortgage with the Dudley 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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