Updated: October 12, 2018

Shepshed conveyancing solicitor fees

No Move, No Fee conveyancing in Shepshed

Conveyancing solicitor fees are the charges you pay to your Shepshed conveyancing solicitor for the legal work for a home sale or purchase.

Do Shepshed conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Shepshed who offer services on an hourly-rate basis. Your quote sets out what you will pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor 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 leasehold information packs.

See: Complete list of conveyancing fees

How much will the total Shepshed solicitor conveyancing fees be?

Though conveyancing fees in Shepshed will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as utilities searches, may be necessary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Shepshed

Caveat emptor (buyer beware), was a key part of English property law. This maxim no longer applies, however, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

A Shepshed conveyancing solicitor will offer suggestions and advice once their enquiries are complete, iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

This article considers those parts of the buying process for conveyancing solicitors in Shepshed requiring a deeper level of knowledge.

Your Shepshed conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a large lender such as Halifax, to a niche mortgage lender like the Leeds Building Society. Before you choose a Shepshed conveyancing solicitor, it is essential that you check that they are approved by your lender.

Most lenders only accept a selected list (their 'panel') of law firms. If a conveyancer cannot act for your lender, the lender will require an alternative legal firm to complete the legal work.

The borrower will then have to cover this substitute lawyer's fees and the conveyancing process could take much longer.

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

Quittance Conveyancing are approved to act for all lenders.

Searches (Charnwood Borough Council)

Residential property searches are applied for by Shepshed conveyancing solicitors in order to identify any broader issues that could affect how much your house or flat is worth.

Banks and building societies also expect specific searches to be obtained. Required searches will include:

  • Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • 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 made aware if your mortgage lender needs any additional searches, such as a Crossrail search or a mining search.

The average delivery time for property searches delivered by Charnwood Borough Council is 14 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Ensuring planning permission is in place

Office copies will also be obtained from HMLR by your conveyancing solicitor. This will help to identify any potential issues, for example the title plan showing only very general boundaries or restrictive covenants governing the use of the property.

Charnwood Borough Council Council Tax

Charnwood Borough Council calculate council tax on Shepshed homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Band C residential property in Shepshed, the tax would be £1,519 per year.

A conveyancing solicitor in Shepshed will inform the buyer of the property's band as soon as they are made aware.

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 £1,139.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is owned by a charity and is unoccupied. A property constructed after 1991 is assessed by the Valuation Office Agency.

Band Charnwood Borough Council Tax (2018)
A £1,139
B £1,329
C £1,519
D £1,709
E £2,089
F £2,469
G £2,848
H £3,418

Are you paying more than you should?

To challenge your banding contact:

Valuation Office Agency
Enkalon House
86-92 Regent Rd
Leicester
LE1 7DD
Leicestershire

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 were upheld and the tax was reduced.

Stamp Duty on Shepshed properties

SDLT will be payable by the buyer on properties sold for more than £125k.

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.

Quittance ensure that the complex SDLT1 form is completed accurately and without delay.

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

  Average sale price (2018 to date) Stamp Duty
Average price £229,470 £2,089.40
Average price (detached) £323,117 £6,155.85
Average new build £279,049 £3,952.45
Higher rates of SDLT apply to buyers of second home in the form of an SDLT surcharge of 3%. So if a second home was bought for £229,470 then the SDLT total will be £11,473.50.

Stamp duty relief for first-time buyers in Shepshed

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

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

Buying a flat? Leasehold conveyancing in Shepshed

New build site

Buying a leasehold home can be challenging when compared to purchasing a freehold property. The many potential problems awaiting an uninformed buyer could include:

  • spiralling ground rents
  • overpriced managing agent packs
  • onerous clauses in the lease
Misguided leasehold advice, from a conveyancing solicitor lacking in specialist knowledge, could have serious financial implications.

If you intend to buy a leasehold property, a specialist conveyancing solicitor in Shepshed will address aspects of leasehold, for example reviewing correspondence between the freeholder and leaseholder, reviewing the lease itself (many leases are decades old) and the implications of the remaining length of the lease.

Our leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Shepshed?

New build site

86 new build properties have been bought in Shepshed in 2018 so far, based on information from the Land Registry. The average cost of new builds in Shepshed is £279,049.

Purchasing a new build property is more complex than any other type of conveyancing. Therefore a Shepshed conveyancing solicitor must be mindful of local considerations and needs to consider a range of factors, like dealing with delays associated with off-plan and negotiating new build contracts.

Our highly qualified conveyancing team specialise in new build purchases and working to developer exchange timeframes.

Leicestershire Conservation areas

Your conveyancing solicitor will need to check whether the home you are going to buy is in a conservation area in Shepshed. If it is, the property will be affected by specific restrictions. Called Article 4 directions, these restrictions could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner carried out the alterations.

Parts of Shepshed lie within a Charnwood LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Shepshed's conservation areas.

Conveyancing - Selling a property in Shepshed

The legal process for a sale of a home is much easier than for a purchase. The buyer's conveyancer does extensive due diligence on the home, whereas conveyancing solicitors in Shepshed acting for the vendor mostly just answers the purchaser's enquiries.

How to give yourself the best chances of success

Common hurdles, such as excessive service charges, can easily hinder your home move if they are ignored.

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered. Get advice, face the issues head on, and find a solution at the earliest stage.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat or house is much more difficult than for a freehold property.

Conveyancing solicitors in Shepshed will also carry out additional work, and this could include sourcing an up-to-date service charge statement, through to details of any required deed of covenant.

It is highly recommended that the vendor contact a solicitor as soon as the decision is made to sell to help mitigate leasehold delays.

Can your conveyancing solicitors act for both the buyer and the seller in a single transaction?

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

If you are buying or selling a property in Shepshed, and a Quittance solicitor is acting for the other side, you can contact a local Shepshed conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Shepshed

Saving money on a better rate of interest is primarily why homeowners decide to switch lenders. There are other reasons, including wanting a more flexible mortgage, or releasing funds to help pay for home improvements.

Homeowners should be able to enjoy a better rate sooner with a more proactive conveyancing solicitor in Shepshed, working to shorten the processing time of the legal work. With the future of interest rates uncertain, fast conveyancing can be a contributing factor to securing the rate you want.

To make sure that the interests of the lender are protected, the property lawyer handling your remortgage will act for both you and your new bank or building society.

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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