Updated: October 12, 2018

Shoreham By Sea conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Shoreham By Sea

Conveyancing solicitor fees are paid to conveyancing solicitors in Shoreham By Sea for the legal work associated with moving home.

Do Shoreham By Sea conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Shoreham By Sea carry out the legal work on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no nasty surprises in the small print. Your quote will explain what you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like identity verification checks or Land Registry fees.

See: A guide to all conveyancing fees

How much will conveyancing in Shoreham By Sea cost in total?

Though conveyancing fees in Shoreham By Sea will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and specific extra searches, such as transport searches, may be necessary.

With Quittance, there are absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. 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 Shoreham By Sea

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to the buyer and the estate agent.

That said, it remains the responsibility of a conveyancing solicitor in Shoreham By Sea to make enquiries about the property, report back to the buyer and the lender, deal with any legal problems and register the new owner's title at the Land Registry.

The following section examines the kinds of property which may involve additional risk for buyers who want conveyancing solicitors in Shoreham By Sea.

Your Shoreham By Sea conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like the Scottish Building Society or a niche mortgage lender such as the Coventry Building Society, before choosing a conveyancing solicitor in Shoreham By Sea it is vital that you check that they are on the panel of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some banks and building societies will only work with a restricted panel of firms that meet stringent standards.

If this is the case, the lender will probably require a different firm to complete the legal work, and you will be expected to pay this alternate lawyer's costs. Resulting delays can jeopardise the whole purchase.

Failing to check the lender panel membership of your conveyancing solicitor can create problems and delays.

Our conveyancing solicitors are approved members of all lender panels.

Adur District Council searches and other searches

Searches are applied for by Shoreham By Sea conveyancing solicitors to help identify any wider issues that might possibly impact the value of your house or flat. They include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - there is a risk that some Shoreham By Sea properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Buyers will be informed if your chosen lender insists on any more searches, for example an HS2 search or a disadvantaged area search.

Adur District Council has a usual processing time of 15 weeks for Local Authority searches. A local search provider will be able to provide this information faster.

Planning searches

Official Entries (or 'office copies') will also be obtained from HMLR by the homebuyer's conveyancing solicitor, helping to identify any issues, such as restrictive covenants governing the use of the property or discrepancies between the property boundaries and the title plan.

Adur District Council Council Tax

As a homeowner in Shoreham By Sea, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Band D, for example, would owe annual council tax of £1,794.

Shoreham By Sea conveyancing solicitors will inform a purchaser of the property's tax band as soon as they are made aware.

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 £1,345.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the resident is living in long term residential care. The Valuation Office Agency (VOA) assess bands for new build homes, and where the owner has requested a revaluation.

Band Adur District Council Tax (2018)
A £1,196
B £1,395
C £1,595
D £1,794
E £2,192
F £2,591
G £2,990
H £3,588

Does anyone ever challenge their valuation?

A property owner can also apply for their property to be reassessed. A refund may be due if the property is awarded a lower band. To appeal contact:

Valuation Office Agency
Strand Parade
The Boulevard
Worthing
BN12 6EA
West Sussex

Stamp Duty on Shoreham By Sea properties

If a home is valued at over £125,000, the purchaser usually must pay stamp duty. SDLT is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.

Quittance Conveyancing's specialist post-completion team will ensure that the complex SDLT1 form is completed and submitted to HMRC without delay.

See Stamp Duty Land Tax examples for properties in Shoreham By Sea:

  Average sale price (2017) Stamp Duty
Average price £363,038 £8,151.90
Average price (detached) £533,799 £16,689.95
Average new build £380,438 £9,021.90
Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Shoreham By Sea bought a second property for the average price of £363,038 the SDLT would be £29,043.04.

Stamp duty relief for first-time buyers in Shoreham By Sea

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000.

Conveyancing solicitors in Shoreham By Sea should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Shoreham By Sea

New build site

Buying a leasehold house or flat if you don't know what you are getting into can be fraught with risk. The many potential traps lying in wait for an uninformed buyer could include:

  • undisclosed major works
  • restrictions on the use of the property
  • marriage value issues
  • ground rent multipliers
Bad or incomplete leasehold advice, from a conveyancing solicitor who has only ever handled freehold matters, can have serious consequences.

If you intend to purchase a leasehold property, a expert conveyancing solicitor in Shoreham By Sea will address aspects of leasehold, e.g. :

  • checking the lease itself
  • dealing with freeholders
  • service charges and whether they have been collected
  • sinking funds

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Shoreham By Sea?

New build site

According to data sourced by Her Majesty's Land Registry, the average purchase price of a new build home in Shoreham By Sea is £296,000. 2 new build properties have been bought in Shoreham By Sea in 2018 so far.

A new-build conveyancing solicitor in Shoreham By Sea needs to be conscious of regional factors and the extra complexities of new build, e.g. confirming building regulation compliance and dealing with failures to arrange warranty provider inspections.

Quittance Conveyancing deliver a specialist assessment of the legal status of the property, paying close attention to factors ranging from the home's future mortgageability to likely freehold acquisition traps.

Conservation areas in West Sussex

Your conveyancing solicitor will need to check whether the home you are intending to buy is in a conservation area in Shoreham By Sea. If it is, the home could be affected by certain restrictions. These restrictions could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

If a property is in breach, the local planning authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

Your conveyancing solicitor will address whether your planned purchase is located one of Shoreham By Sea's conservation areas.

Conveyancing - Selling a property in Shoreham By Sea

The legal process for a property sale is less demanding than when buying. With a purchase, the onus is on the buyer to determine whether the home they are buying is not legally defective.

When selling, conveyancing solicitors in Shoreham By Sea acting for the seller just answer the buyer's solicitor's formal enquiries.

What steps can you take to give yourself the best chances of success?

Common obstacles, like being situated on a flood plain, have the potential to derail the conveyancing process if left unresolved.

Property experts usually advise that vendors handle any such problems as soon as they come to light.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are not common) is significantly more time-consuming compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Shoreham By Sea must undertake additional tasks, such as obtaining the latest service charge and ground rent statement, through to any documents pertaining to a variation of the terms of the lease.

It is recommended that the vendor contacts a leasehold-specialist lawyer as soon as the property is marketed, if not before, to ensure any legal complexity is correctly handled.

Can Quittance conveyancers act for both parties?

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

You can contact a property solicitor firm in Shoreham By Sea to handle your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Shoreham By Sea

Although there are many reasons to remortgage, homeowners will usually remortgage a home simply to get a better rate.

An efficient conveyancing solicitor in Shoreham By Sea 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 crucial factor in securing the rate you want.

A property lawyer will represent both you and the new lender to ensure the change of lender is recorded at the Land Registry and the lender's interests are safeguarded.

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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