Updated: October 12, 2018

Shirebrook conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Shirebrook

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Shirebrook for the legal work for a home sale or purchase.

How are Shirebrook conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Shirebrook who carry out the legal work on an hourly-rate basis. Your conveyancing quote explains all fees and other costs you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

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 TT fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Shirebrook cost?

Conveyancing solicitor fees in Shirebrook will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Shirebrook

The legal work for a property purchase will require a conveyancing solicitor in Shirebrook to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and subsidence affecting the future saleability of the property.

The buyer's solicitor will report their findings back to the purchaser and their lender, iron out any legal issues and register the title in the new owner's name.

This section provides recommendations for homebuyers searching for conveyancing solicitors in Shirebrook.

Your Shirebrook conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche mortgage lender like GE Money Home Lending or a large lender such as Santander, before appointing a conveyancing solicitor in Shirebrook it is essential that you check that they are on the approved panel of your lender.

Most banks and building societies only accept a restricted panel of firms. If a solicitor can't act for your lender, the lender will require a different law firm to act in their interests.

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

Neglecting to check your conveyancing solicitor's lender panel status can mean serious delays.

Our conveyancing solicitors are approved to act for all mortgage lenders.

Searches (Bolsover District Council)

Searches are enquiries made by Shirebrook conveyancing solicitors to highlight issues affecting your planned purchase.

Banks and building societies also need to see searches to be obtained. Required searches will include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes notices under the Planning, Highways and Public Health Acts
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • 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.

More specialised searches, such as a tin mining search or a disadvantaged area search, may also be recommended depending on the contents of the standard searches.

The typical processing time for Local Authority searches delivered by Bolsover District Council is 15 weeks. Your lawyer will therefore recommend using faster personal searches.

Planning issues

Office copies will also be ordered from the Land Registry by your conveyancing solicitor, helping to identify any issues, for example outbuildings lying outside the boundary or restrictive covenants governing the use of the property.

Bolsover District Council Council Tax

Bolsover District Council calculate your council tax based on a number of factors which include the number of occupants aged over 18 and the value of the property. The occupier of a property in Band B, for example, would owe annual council tax of £1,431.

Conveyancing solicitors in Shirebrook will inform a buyer of the property's 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 (25%) would reduce the tax due to £1,073.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or properties awaiting grant of probate. The Valuation Office Agency (VOA) work out council tax bandings for new build homes, and where the owner has requested a revaluation.

Band Bolsover District Council Tax (2018)
A £1,226
B £1,431
C £1,635
D £1,840
E £2,248
F £2,657
G £3,066
H £3,679

Could you be overpaying?

To challenge your banding contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Shirebrook properties

When buying a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125k. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.

See SDLT examples for homes in Derbyshire:

  Average selling price (2018 to date) Stamp Duty
Average price £190,575 £1,311.50
Average price (detached) £281,327 £4,066.35
Average new build £231,749 £2,134.98
Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the home is not let out. E.g. if a second home was bought for £190,575 then the SDLT including the surcharge would be £9,528.75. .

Stamp duty relief for first-time buyers in Shirebrook

First-time buyer stamp duty relief is available on property purchases below £300k.

Shirebrook conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Shirebrook

New build site

It is not recommended to purchase a leasehold property if you don't know what you are getting into. There is a wide range of sometimes obscure legal issues that may be lying in wait for an uninformed purchaser, such as:

  • incomplete management company accounts
  • unfair developer practices
  • short leases
  • doubling ground rents
Erroneous leasehold advice, from an inexperienced lawyer, could have costly, long-term consequences.

A good conveyancing solicitor in Shirebrook will consider possible leasehold issues, e.g. :

  • reviewing the lease itself
  • managing agent or landlord enquiries
  • current-year service charge estimates
  • rights issues
  • the implications of the remaining length of the lease

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Shirebrook?

Building site

Based on HMLR information, the average cost of a new build home in Shirebrook is £231,749. 61 new build properties have been bought in Shirebrook in 2018 so far.

A new-build conveyancing solicitor in Shirebrook must be well-versed in regional factors and the extra complexities associated with new build, including handling equity loan schemes, verifying rights of easements and registering ownership with warranty providers, including NHBC, Advantage and Checkmate.

With Quittance Conveyancing, you will get an impartial view of the legal title of the property, with close attention paid to considerations ranging from the home's future marketability to sharply increasing ground rent and service charges (where applicable).

Conservation areas in Derbyshire

Whether you are buying a period cottage or a Regency townhouse, if the property is in a designated conservation area, your plans to develop the property may not be permitted by Bolsover District Council.

These restrictions, referred to as Article 4 Directions, could include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Shirebrook

The legal side of a sale of a home is much simpler than when buying. The buyer's conveyancing solicitor conducts a thorough legal appraisal on the home. Conveyancing solicitors in Shirebrook acting for the seller, however, essentially just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

Factors that could delay or endanger a property sale

Obstacles, such as having right or way issues (such as being landlocked) or having a defective lease, have the capacity to delay your home move if not dealt with promptly.

Property experts generally advise that sellers handle such issues as soon as they come to light.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is quite a lot more specialised in comparison with a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Shirebrook, which could include sourcing an up-to-date service charge statement or the minutes of the last AGM (if there is a management company).

It is strongly advised that you instruct a property lawyer with leasehold experience as soon as possible to reduce delays.

What if you are acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, SRA regulations prevent the same solicitor from acting on both sides in a house sale.

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

Local Shirebrook conveyancing solicitor directory

  • Phillips, First Floor, 9-11 Patchwork Row, Shirebrook, Nottinghamshire, NG20 8AL
  • International Brand Management Ltd, Unit A Brook Park East, Meadow Lane, Shirebrook, NG20 8RY
  • Sportsdirect.com Retail Limited, Unit A, Brook Park East Road, Shirebrook, Mansfield, Nottinghamshire, NG20 8RY

Conveyancing - Remortgaging a property in Shirebrook

Benefitting from a lower rate to reduce monthly expenses is primarily why people change lenders. 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 Shirebrook will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

It is crucial that your property lawyer can represent your chosen mortgage provider. Quittance Conveyancing are panel members of all major banks and building societies, so no matter whether you are moving to an offset mortgage with Birmingham Midshires or to a repayment mortgage with the Market Harborough 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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