Updated: October 12, 2018

Scunthorpe conveyancing solicitor fees

No Move, No Fee conveyancing in Scunthorpe

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

How are Scunthorpe conveyancing fees calculated?

Some conveyancing solicitors in Scunthorpe will work on an hourly rate, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing quote sets out exactly what you will need to pay when your sale or purchase goes through.

What are disbursements?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as telegraphic transfer fees or Stamp Duty Land Tax (SDLT).

See: A guide to all conveyancing fees

How much will conveyancing in Scunthorpe cost in total?

Conveyancing solicitor fees in Scunthorpe will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority Search fees can vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. 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 Scunthorpe

There is now an obligation on a seller to disclose any property defects or disputes.

It remains, however, the duty of a Scunthorpe conveyancing solicitor to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), offer practical solutions and ensure that the full legal ownership is transferred.

This article considers elements of the buying process for conveyancing solicitors in Scunthorpe where additional expertise is required.

Your Scunthorpe conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like Handelsbanken or a major lender such as TSB, before you instruct a Scunthorpe conveyancing solicitor it is vital that you check that they can act on behalf 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 prepared to work with a select panel of solicitors or licensed conveyancers that pass strict standards.

If that is the case, the lender will require a different law firm to complete the legal work, and you will then have to cover this substitute solicitor's costs. This can frustrate or delay the process.

Long delays can arise if you do not check your lawyer's lender panel status.

Our conveyancing solicitors can carry out the legal work for all major and minor banks and building societies.

Residential Property Searches (North Lincolnshire Council)

Searches are questions submitted to public bodies by Scunthorpe conveyancing solicitors to provide information about the home you want to buy.

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

You will be made aware if your lender wants any further searches, such as an HS2 search or a commons registration search.

North Lincolnshire Council has an approximate turnaround time of 13 weeks for conveyancing searches, so your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Official Entries will also be sourced from HMLR by the buyer's conveyancing solicitor. This will help to highlight any potential issues, such as right of access issues or errors on the title plan.

North Lincolnshire Council Council Tax

The council tax paid by a homeowner is based on a number of criteria such as the size of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). The occupier of a property in Band B, for example, would owe annual council tax of £1,355.

Scunthorpe conveyancing solicitors will inform the buyer of the home's tax band as soon as they are notified.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount reduces the tax due to 75% which would equal £1,016.

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

Band North Lincolnshire Council Tax (2018)
A £1,161
B £1,355
C £1,548
D £1,742
E £2,129
F £2,516
G £2,903
H £3,484

Could I be overpaying council tax?

To appeal contact:

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Scunthorpe properties

SDLT will almost always need to be paid if the home being purchased is valued at over £125,000. Completing the SDLT1 form yourself is difficult and not for those unfamiliar with it.

Quittance Conveyancing is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

See Stamp Duty Land Tax examples for homes in Scunthorpe:

  Average selling price (2017) SDLT
Average price £134,652 £193.04
Average price (detached) £196,110 £1,422.20
Average new build £138,937 £278.74

Stamp duty relief for first-time buyers in Scunthorpe

For first-time buyers, stamp duty is only payable on purchases over £300k. If you are buying a second home for over £40,000 then you will have to pay a higher SDLT rate of 3%. Therefore, if a homeowner in Scunthorpe bought a second home for the average price of £134,652 the SDLT would be £6,732.60.

Conveyancing solicitors in Scunthorpe will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Scunthorpe

New build site

Over 100,000 UK property owners are trapped in leases with unreasonable lease clauses. The many potential complications awaiting an uninformed buyer include onerous clauses in the lease, increasing ground rents and absent freeholders.

Poor leasehold guidance, from an inexperienced lawyer, can have serious consequences.

A expert conveyancing solicitor in Scunthorpe will consider possible leasehold issues, including dealing with freeholders and managing agents, reviewing the lease itself (some documents can be centuries old) and unexpired lease terms.

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Scunthorpe?

New build building site

Based on HMLR information, 14 new build houses and flats have been bought in Scunthorpe in 2018 so far. The average value of new builds in Scunthorpe is £159,211.

A new-build conveyancing solicitor in Scunthorpe must be familiar with both local factors and the specific issues associated with new build, like verifying rights of access and liaising with the builder's onsite sales team.

Our team of new build conveyancers are specialists in representing buyers to achieve the best outcome and meeting short developer deadlines.

Conservation areas in Lincolnshire

Whether you are buying an 18th century stone cottage or a Regency townhouse, if the house is in a protected conservation area, any changes you can make to the house might not be permitted by North Lincolnshire Council.

These conditions could include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Scunthorpe.

Conveyancing - Selling a property in Scunthorpe

The legal work involved in a sale of a home is simpler than for a purchase. During the sale of a house or flat, the onus is on the buyer to verify that the property is legally sound.

Conversely, when selling, conveyancing solicitors in Scunthorpe acting for the vendor need only respond to the buyer's questions.

What factors could threaten your sale?

Frequently occurring issues, such as having a defective lease, can easily endanger a transaction if not dealt with promptly.

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

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is significantly more complicated than for a freehold property.

Conveyancing solicitors in Scunthorpe must usually carry out further legal work, including sourcing an up-to-date service charge statement, through to details of any consents for alterations.

To help mitigate the delays involved in selling a leasehold property, it is strongly advised that the seller instruct a solicitor as early in the process as possible, and preferably before going on the market,.

What if you are acting for the other side?

SRA rules restrict the same solicitor from working on behalf of both sides in a house sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both sides.

If you are buying or selling a house or flat in Scunthorpe, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could contact a local Scunthorpe conveyancing solicitor firm to handle your legal work.

Local Scunthorpe conveyancing solicitor directory

  • Hetts, 11 Wells Street, Scunthorpe, South Humberside, DN15 6HW
  • Mason Baggott & Garton, 13-19 Wells Street, Scunthorpe, North Lincolnshire, DN15 6HN
  • Bg Solicitors LLP, 8-18 Frances Street, Scunthorpe, South Humberside, DN15 6NS
  • Bradbury Roberts & Raby, Wadsworth House, 30-40 Laneham Street, Scunthorpe, North Lincolnshire, DN15 6PB
  • The Johnson Partnership, 53 Laneham Street, Scunthorpe, South Humberside, DN15 6PB

Conveyancing - Remortgaging a property in Scunthorpe

Whilst there are many reasons to consider remortgaging, people will usually remortgage their home to get a more attractive interest rate.

Homeowners can appreciate the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Scunthorpe, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

It is key that the property lawyer handling your remortgage can 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 offset mortgage with the Halifax or to a fixed-rate mortgage with the Yorkshire Building Society, Quittance 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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