Updated: October 12, 2018

Rushden conveyancing solicitor fees

No Move, No Fee conveyancing in Rushden

Conveyancing solicitor fees are paid to conveyancing solicitors in Rushden for the legal work associated with moving home.

Do Rushden conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Rushden work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your conveyancing quote explains exactly what you will be charged when your property transaction has completed.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing 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 identity verification checks or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total Rushden solicitor conveyancing fees be?

Rushden conveyancing solicitor fees should be the same as anywhere else in the UK. However, the costs of certain disbursements 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 a standard sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Rushden

When carrying out the legal work for a property purchase, a Rushden conveyancing solicitor will carry out due diligence on the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The buyer's lawyer will give advice following their enquiries, offer practical solutions and register the title in the new owner's name.

This part of the article examines those parts of the buying process for conveyancing solicitors in Rushden where additional expertise is crucial.

Your Rushden conveyancing solicitor must be lender-approved

Before choosing a conveyancing solicitor in Rushden, it is very important that you make sure that they are on the approved solicitor panel of your chosen lender, whether you are taking out a mortgage from NatWest, Capital Home Loans or any other lender.

Quite a few mortgage lenders will only accept a restricted panel of legal firms. If your conveyancer cannot act for your chosen lender, the lender will probably need a second legal firm to complete the legal work.

The purchaser will be expected to pay this alternative solicitor's fees, and weeks could be added to the conveyancing process.

Failing to confirm your conveyancing solicitor's lender panel status could jeopardise the sale.

Our solicitors can act for all mortgage lenders.

Searches (East Northamptonshire Council)

Searches are applied for by Rushden conveyancing solicitors to identify planning, development and environmental issues that could have an impact on how much the property you are purchasing is worth. They include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes whether the property is listed
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Chancel repair liability - there is a risk that some Rushden properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More pertinent searches, such as a highways authority search or a disadvantaged area search, may also be advised depending on the contents of the standard searches.

East Northamptonshire Council has a usual processing time of 10 weeks for Local Authority searches, so your conveyancer will instead use a quicker local search agent.

Planning searches

Official Entries (or 'office copies') will also be sourced from HMLR by your conveyancing solicitor. This will help to highlight any potential issues, for example that a restrictive covenant has been breached or errors on the title plan.

East Northamptonshire Council Council Tax

East Northamptonshire Council calculate your council tax based on a number of criteria including the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance for an average Tax Band B residential property in Rushden, the council tax amount would be £1,326.

Rushden conveyancing solicitors will inform the purchaser of the home's council tax band as soon as they are 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 £995.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or properties awaiting grant of probate. A property constructed after 1991 is assessed and allocated a banding by the Valuation Office Agency (VOA).

Band East Northamptonshire Council Tax (2018)
A £1,137
B £1,326
C £1,515
D £1,705
E £2,084
F £2,463
G £2,842
H £3,410

Can I dispute my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made, and 10 saw a subsequent reduction. 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

Stamp Duty on Rushden properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

Stamp duty is only applicable to homes where the purchase price exceeds £125k.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See table below for Stamp Duty Land Tax examples for properties in Rushden:

  Average selling price (2017) SDLT
Average price £215,034 £1,800.68
Average price (detached) £307,579 £5,378.95
Average new build £257,430 £2,871.50

Stamp duty relief for first-time buyers in Rushden

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you are buying a second home for more than £40,000 then you will have to pay a surcharge of 3%. So if a second home was bought for £215,034 then the stamp duty total will be £10,751.70.

Rushden conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Rushden

New build site

The possible drawbacks of purchasing a leasehold property should be of serious concern for leasehold home buyers. Numerous legal issues could be awaiting an uninformed buyer, including:

  • freeholds sold without first refusal to leaseholders
  • unreasonable managing agent fees
  • restrictions on the use of the property
  • spiralling ground rents
Misguided leasehold advice, from a conveyancer who has only ever dealt with freehold purchase and sales, could have serious financial consequences.

If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Rushden will consider possible leasehold issues, including unexpired lease terms, possible service charge shortfalls and reviewing the lease itself (some documents can be centuries old).

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Rushden?

Building site

10 brand new homes have been bought in Rushden in 2018 so far, according to data gathered by HMLR. The average price for new builds in Rushden is £283,384.

A new-build conveyancing solicitor in Rushden will need to be aware of local considerations and the complications associated with new build, e.g. investigating developer incentives and checking planning conditions have been fulfilled.

Quittance Conveyancing deliver an impartial assessment of the legal status of the property, and in particular concerns ranging from the home's subsequent resaleability to potential freehold acquisition traps.

Conservation areas in Northamptonshire

Whether you are purchasing a character cottage or a Victorian detached house, if the house is in an officially designated conservation area, any changes you can make to the house may not be accepted by East Northamptonshire Council.

These conditions, referred to as Article 4 Directions, could include anything from general restrictions governing unsympathetic additions or modifications, to a prohibition on roof terraces.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Rushden.

Conveyancing - Selling a property in Rushden

The conveyancing process on a sale of a home is less complicated than for a purchase. The buyer carries out extensive due diligence on the legal title of your home. In contrast, conveyancing solicitors in Rushden acting for the vendor just collects any required paperwork and replies to the solicitor's standard and additional enquiries .

What could put the process at risk?

A home will often come with a range of potential complications (such as missing planning regulations or having a defective lease) which may delay your move.

Property specialists will almost always suggest that sellers handle any such problems without delay.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

Conveyancing for a leasehold property is much more protracted in comparison with a freehold house.

Rushden conveyancing solicitors will also need to carry out additional work, including approaching the managing company for ground rent details, through to insurance premium details accounts.

Given the complexities of leasehold property, it is recommended that you contact a leasehold-specialist conveyancer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both the buyer and the seller in a single transaction?

A conveyancer who is regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a house sale and purchase.

You may wish to contact a law firm in Rushden to undertake your legal work, if a Quittance conveyancer is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Rushden

Reducing monthly repayments by finding a lower interest rate is the main reason that homeowners remortgage. There are other reasons, such as wanting to overpay when the lender refuses, or releasing funds to help pay for home improvements.

A good conveyancing solicitor in Rushden can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

A property lawyer will act for both you and your new bank or building society to ensure the lender's interests are protected.

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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