Updated: October 12, 2018

Saltdean conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Saltdean

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Saltdean for the legal work involved in moving home.

How are Saltdean conveyancing fees calculated?

We work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Saltdean who work on a price per hour basis. Your conveyancing quote explains exactly what you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as managing agent information or bankruptcy checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Saltdean cost?

Saltdean conveyancing fees will not vary. There may, however, be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

There are no hidden fees or costs to be paid with Quittance. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Saltdean

Recent changes to the law mean that a seller should disclose defects or disputes to the buyer.

It remains, however, the duty of a conveyancing solicitor in Saltdean to investigate the property, so that they can report back in detail to the buyer and the lender, help to fix or resolve any legal issues and confirm that the Land Registry's record of the property is updated.

The following discusses elements of the buying process for conveyancing solicitors in Saltdean needing a deeper level of knowledge.

Your Saltdean conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a large lender such as Barclays Bank, to a less common lender like the Harpenden Building Society. Before instructing a Saltdean conveyancing solicitor, it is paramount that you confirm that they can act in the interests of your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies are only happy to work with a restricted panel of solicitors or licensed conveyancers that pass strict standards.

If that is the case, the lender will need a second solicitor firm to complete the legal work, and you will then have to cover this substitute solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Failing to confirm the lender panel status of your conveyancing lawyer could jeopardise the sale.

Our solicitors are approved to act for all lenders.

Brighton and Hove City Council searches

Property searches are enquiries made of public bodies by Saltdean conveyancing solicitors to identify issues affecting your planned purchase. They include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

You will be told if your chosen lender insists on any further searches, such as a highways search or a commons registration search.

The estimated turnaround time for Local Authority searches from Brighton and Hove City Council is 4 weeks, so your lawyer will advise using faster personal searches.

Planning permissions

Your conveyancing solicitor also retrieves the Title Register from the Land Registry, assisting with the identification of potential planning issues. These issues could include the title plan showing only very general boundaries or the breach of a restrictive covenant.

Brighton and Hove City Council Council Tax

Brighton and Hove City Council calculate your council tax based on various factors including the location of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance the occupier of a Band C residential property in the Brighton and Hove City Council area would pay annual council tax of £1,606.

Saltdean conveyancing solicitors will inform a purchaser of the home's tax band once they have the Local Authority search results.

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 £1,205.

Other discounts and exemptions could 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. Homes constructed after 1991 are allocated a council tax banding by the Valuation Office Agency.

Band Brighton and Hove City Council Tax (2018)
A £1,205
B £1,405
C £1,606
D £1,807
E £2,208
F £2,610
G £3,011
H £3,614

Could you be overpaying?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, of which 30 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
St. Annes House
2 St. Annes Rd
Eastbourne
BN21 3LG
East Sussex

Stamp Duty on Saltdean properties

The purchaser's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay SDLT.

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 SDLT examples for homes in East Sussex:

  Average sale price (2017) SDLT
Average price £309,762 £5,488.10
Average price (detached) £457,125 £12,856.25
Average new build £381,421 £9,071.05

Stamp duty relief for first-time buyers in Saltdean

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not let out. So if a second home was bought for £309,762 then the SDLT total will be £24,780.96.

Saltdean conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Saltdean

New build site

Buying a leasehold house or flat can be challenging when compared to purchasing a freehold property. Unreasonable ground rents, restrictions on the use of the property and incomplete management company accounts are among the frequent complications lying in wait for an uninformed purchaser.

Serious consequences can result from a solicitor's erroneous leasehold advice.

A experienced conveyancing solicitor in Saltdean will investigate aspects of the leasehold purchase, including :

  • checking the lease itself
  • service charges
  • absent freeholders
  • plans to collectively purchase the freehold

Make sure that you are aware of all the potential issues and costs associated with the lease with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Saltdean?

House being built

The average cost of new builds in Saltdean is £420,813. 38 brand new homes have been bought in Saltdean in 2018 so far.

Acquiring a new build property is more complex than any other type of conveyancing. Therefore a Saltdean conveyancing solicitor must be conscious of local considerations and needs to check numerous things, such as handling reservation fees and dealing with incomplete service connection agreements.

Our new build conveyancing team specialise in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.

East Sussex Conservation areas

If you are planning to purchase a property in a conservation area in Saltdean, the property will need to meet any conservation area conditions. Referred to as Article 4 directions, these constraints can include anything from a prohibition on roof terraces, to restrictions preventing paving over the front garden.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

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

Conveyancing - Selling a property in Saltdean

The legal process for a sale of a home usually requires less work than when buying. When buying, the responsibility lies entirely with the buyer to discover whether the title of the property they are buying is mortgageable and is (or can be) registered at the Land Registry.

When selling, conveyancing solicitors in Saltdean acting for the current owner need only answer the buyer's solicitor's formal enquiries.

What could jeopardise your home sale?

A home can face any number of complex issues (e.g. not being insurable) that can slow or frustrate the conveyancing process.

In general, you should handle any such problems as soon as they come to light.

Further reading:

Read more sale conveyancing articles here.

Leasehold

The legal work for a leasehold flat (leasehold houses are uncommon) is much more involved in comparison with a freehold house.

Saltdean conveyancing solicitors will also carry out additional work, such as writing to the landlord for a completed copy of the Leasehold Property Enquiry Form, through to a copy of the buildings insurance for the common parts.

To accelerate the handling of the leasehold work, it is recommended that you instruct a leasehold expert as soon as an estate agent is chosen.

What if Quittance is already acting for the other side?

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

You may want to instruct a property solicitor firm in Saltdean to carry out your conveyancing, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Saltdean

Saving money on a better rate of interest is primarily why people remortgage. There are other reasons, such as fixing the mortgage on a new discounted rate, or funding a one-off purchase.

An efficient conveyancing solicitor in Saltdean will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in getting the mortgage rate you want.

The property lawyer carrying out your remortgage should also be able to act for your new mortgage lender. Quittance Conveyancing are on the panel for all major lenders. So no matter whether you are changing to a tracker with the Bank of Scotland or to a joint mortgage with the Darlington Building Society, our remortgage team 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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