Updated: October 12, 2018

Rutland conveyancing solicitor fees

No Move, No Fee conveyancing in Rutland

Conveyancing solicitor fees are the amounts you pay to your Rutland conveyancing solicitor for handling the legal work for your move.

Do Rutland conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Rutland who will work on a fees per hour basis. Your quote explains what fees you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Stamp Duty or office copies.

See: How much should conveyancing fees cost?

How much will conveyancing in Rutland cost in total?

Although conveyancing fees in Rutland will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a commons registration search, may be needed.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, the fees we quote are the fees 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 Rutland

When carrying out the legal work for the purchase of a house or flat, a Rutland conveyancing solicitor will examine the draft contract and investigate the property's title and feed the results of their enquiries back to the buyer.

The buyer's property lawyer will give advice once their enquiries are complete, offer practical solutions and confirm that the legal title passes to the new owner.

This section considers those areas of the legal process for conveyancing solicitors in Rutland where specialist conveyancing skills may be important.

Your Rutland conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Chelsea Building Society, TSB or any other lender, before choosing a conveyancing solicitor in Rutland it is vital that you check that they are on the approved panel of your chosen lender.

Many lenders will only work with a restricted group of legal firms. If your solicitor can't act for your chosen lender, the lender will probably require a different legal firm to act in their interests.

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

Your property purchase could be put at risk by failing to check your property solicitor's lender panel status.

Quittance Conveyancing are approved to act for all mortgage providers.

Residential Property Searches (Rutland County Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Rutland conveyancing solicitors to give details about the property being purchased.

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

Your solicitor will notify you if your lender needs any further searches, for example a highways search or a disadvantaged area search.

The average lead time for conveyancing searches provided by Rutland County Council is 13 weeks, so your conveyancer will recommend using a faster search agent.

Finding planning permissions

Official Entries will also be obtained by the purchaser's conveyancing solicitor. This will help to reveal any planning issues, for example that a restrictive covenant has been breached or discrepancies between the property boundaries and the title plan.

Rutland County Council Council Tax

Rutland County Council calculate your council tax based on various factors such as the size and layout of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance a house in the Rutland County Council area in Band E would pay £2,366 per annum.

Rutland conveyancing solicitors will inform the 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 £1,775.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or properties awaiting grant of probate.

Band Rutland County Council Tax (2018)
A £1,291
B £1,506
C £1,721
D £1,936
E £2,366
F £2,796
G £3,226
H £3,872

Can I appeal against my band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made, of which 0 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
3rd Floor
Churchgate
New Rd
Peterborough
PE1 1TT
Cambridgeshire

Stamp Duty on Rutland properties

A buyer will usually need to pay stamp duty if the home they are purchasing is valued at over £125k. Filling in the SDLT1 form yourself is complicated and not for those unfamiliar with it.

Quittance Conveyancing's case management software integrates with electronic filing systems to ensure that the stamp duty is settled quickly and accurately.

This table sets out Stamp Duty Land Tax for average property in Rutland:

  Average selling price (2017) Stamp Duty Land Tax
Average price £311,400 £5,570.00
Average price (detached) £423,292 £11,164.60
Average new build £249,168 £2,483.36

Stamp duty relief for first-time buyers in Rutland

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Rutland bought a second home for the average price of £311,400 the SDLT would be £24,912.00.

Rutland conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Rutland

New build site

Buying a leasehold home can be challenging when compared to purchasing a freehold home. Spiralling ground rents, unfair developer practices and unreasonable lease extension premiums are but a few of the many traps lying in wait for the unsuspecting buyer.

Severe consequences can result from a solicitor's inaccurate leasehold advice.

A specialist conveyancing solicitor in Rutland will consider potential leasehold issues, such as :

  • checking the lease itself
  • absent freeholders
  • service charges and whether they have been collected
  • onerous restrictions
  • sinking funds

Make sure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Rutland?

New build building site

According to data gathered by the Land Registry, the average value of new build property in Rutland is £317,737. 4 new build homes have been bought in Rutland in 2018 so far.

Acquiring a new build home can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Rutland must be conscious of Rutland-specific issues and must check a range of issues, like working to tight developer deadlines and ensuring compliance with planning regulations.

Our award-winning new build conveyancing team specialise in working to tight developer deadlines and ensuring that new build contracts favour the client as much as possible.

Rutland Conservation areas

Whether you are looking for a rural setting or Georgian architecture, moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area building controls will affect your residential property.

Called Article 4 directions, these conditions could include restrictions on the addition of boundary walls, limitations on new outbuildings or general restrictions governing the use of unsympathetic materials.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Rutland conservation areas include Empingham, Seaton and Ridlington. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Rutland.

Conveyancing - Selling a property in Rutland

The conveyancing process on a sale of a home is normally less troublesome than for a purchase. The purchaser needs to carry out a comprehensive legal review on the legal title of your home, whereas conveyancing solicitors in Rutland acting for the seller essentially just replies to the solicitor's standard and additional enquiries.

What could jeopardise your property sale?

A home can face a series of complex issues (e.g. issues with neighbours' rights over the property or not being connected to the water mains) which may slow or frustrate the conveyancing process.

Don't put off finding a solution and hope the buyer's solicitor won't notice. Get advice and tackle it at the earliest stage.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is a great deal more protracted than for a freehold house.

Conveyancing solicitors in Rutland will also need to carry out additional work, including getting all relevant freeholder information, through to details of any breach of the terms of the lease.

It is strongly advised that the vendor contacts a conveyancer with leasehold experience as soon as is practicable to ensure the legal technicalities are handled correctly.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale. Conveyancers who are regulated by the CLC, however, can act for both parties.

You could contact a property solicitor firm in Rutland to undertake your conveyancing, if a Quittance solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Rutland

By far the most common reason people remortgage is to benefit from a lower interest rate. There are also a number of other reasons to remortgage, for example releasing capital, or getting onto a longer fixed-rate term.

Homeowners should be able to enjoy a lower rate sooner by using a more efficient conveyancing solicitor in Rutland. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer handling the remortgage should also be able to act for your preferred mortgage lender. Our conveyancing team are on all major UK lenders' panels. So whether you are moving to a tracker with the NatWest or to a two-year discount with the Chelsea Building Society, we can help.

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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