Updated: October 12, 2018

Skegness conveyancing solicitor fees

No Move, No Fee conveyancing in Skegness

Conveyancing solicitor fees are the costs you pay to your Skegness conveyancing solicitor for handling the legal work for your move.

Do Skegness conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Skegness who work on a price per hour basis. Your conveyancing quote will explain exactly what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

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

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Stamp Duty Land Tax (SDLT) or office copies and title plans.

See: A guide to all conveyancing fees

How much will conveyancing in Skegness cost in total?

Although conveyancing fees in Skegness will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. a mining search, may be necessary and council search fees will vary.

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

Recent changes to the law mean that a seller must reveal any issues concerning their property.

That said, it remains the responsibility of the conveyancing solicitor in Skegness to investigate the property, and deliver their report on title to the purchaser, help to fix or resolve any legal issues and ensure that the full legal ownership is transferred.

This part of the article discusses those residential property types which could be of concern to people looking for conveyancing solicitors in Skegness for a purchase.

Your Skegness conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a large lender such as Halifax, to a financial institution like Bluestone Mortgages. Before appointing a conveyancing solicitor in Skegness, it is vital that you check that they are approved by your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies will only accept a selected list (known as a 'lender panel') of legal firms that pass strict standards.

In this case, the lender will need an alternative firm to complete the legal work, and you will usually need to pay this alternative lawyer's fees. Resulting delays can jeopardise the whole purchase.

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

Quittance Conveyancing are approved to act for all banks and building societies.

Residential Property Searches (East Lindsey District Council)

Property searches are applied for by Skegness conveyancing solicitors to unearth any pertinent information that could impact the value of your house or flat.

Mortgage lenders also expect searches to be applied for. These include:

Local Authority (LA) searchplanning and development details from East Lindsey District Council records
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitysome Skegness property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Further searches, such as a highways search or a mining search, may also be advised subject to the outcome of the initial searches.

Property purchasers should anticipate a wait of around 35 weeks for Residential property searches ordered from East Lindsey District Council, so your conveyancer will recommend using a faster search agent.

Planning issues

Official Entries will also be obtained from HM Land Registry by your conveyancing solicitor. This will help to identify planning issues. Examples of these include neighbours' rights of access or outbuildings missing from the title plan.

East Lindsey District Council Council Tax

Council tax is calculated by East Lindsey District Council on property value and the number of people living in the property. E.g. for an average Band B house in Skegness, the amount payable would be £1,277 per year.

Skegness conveyancing solicitors will inform a purchaser of the property's tax band once 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 £958.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate. A new property is assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band East Lindsey District Council Tax (2018)
A £1,094
B £1,277
C £1,459
D £1,641
E £2,006
F £2,371
G £2,736
H £3,283

Could I be overpaying council tax?

To challenge your banding contact:

Valuation Office Agency
Queensgate House
12 Silver St

From April 2016 to March 2017, 30 council tax challenges were made, and 10 were approved and the tax was reduced.

Stamp Duty on Skegness properties

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay stamp duty. 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 is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See table below for stamp duty examples for properties in Skegness:

  Average selling price (2017) Stamp Duty
Average price £156,813 £636.26
Average price (detached) £186,744 £1,234.88
Average new build £153,226 £564.52
If you already own another home you will be subject to a 3% SDLT surcharge. Following the example above, if a homeowner bought a second property in Skegness for the average price of £156,813 the SDLT would be £7,840.65.

Stamp duty relief for first-time buyers in Skegness

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

Conveyancing solicitors in Skegness will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Skegness

New build site

Purchasing a leasehold home without understanding the implications can be risky. The numerous common problems awaiting the unsuspecting buyer include:

  • absent freeholders
  • excessive freehold premiums
  • spiralling ground rents
Misguided leasehold advice, from a property lawyer lacking in specialist knowledge, can have serious consequences.

If you are planning to buy a property with a lease, a expert conveyancing solicitor in Skegness will consider potential leasehold issues, such as leases approaching 80 years remaining, any recent demands for service charges and ground rent and reviewing the lease itself (leases can be 10's or even 100's of years old).

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Skegness?

House under construction

The average sale price of Skegness new build homes is £153,226, (sce: Land Registry). 15 new build houses and flats were purchased in Skegness last year.

A new-build conveyancing solicitor in Skegness must be well-versed in Skegness-specific factors and new build's additional complexities, such as working to tight developer deadlines and checking that any contracts allow for future 'common parts' maintenance.

With Quittance Conveyancing, you will get a specialist assessment of the legal title of the house or apartment, and in particular concerns like the home's future resaleability and an assessment of other risks, such as contaminated land hazards.

Conservation areas in Lincolnshire

When carrying out the conveyancing for a purchase in Skegness, a conveyancing solicitor will need to confirm if the property is in a conservation area in Skegness. If it is, the house will be affected by specific restrictions. Referred to as Article 4 directions, these restrictions could include a wide range of constraints from restrictions on the addition of cladding, to restrictions affecting frontal additions to the property such as a porch.

The local planning authority 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 Skegness.

Conveyancing - Selling a property in Skegness

The conveyancing process on a house sale is less complicated than when purchasing. The buyer conducts extensive research on the property and its legal title. In contrast, conveyancing solicitors in Skegness acting for the vendor just gathers information relating to the property and answers the buyer's questions .

What could jeopardise the process?

Common issues, like tree preservation orders, can seriously prolong your home move if left unresolved.

Don't put off finding a solution in the hope that any issues won't be spotted. Get advice and tackle it at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is a great deal more specialised compared to a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Skegness, which could include obtaining an up-to-date service charge statement or a copy of the lease.

It is strongly advised that the vendor contact a solicitor as soon as an estate agent is chosen to reduce leasehold-related delays.

What if you are already acting for the other side?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a home in Skegness, and we are carrying out the legal work for the other side, you could contact a property solicitor firm in Skegness to carry out your legal work.

Local Skegness conveyancing solicitor directory

  • E A Sharpe Limited, 45 Algitha Road, Skegness, Lincolnshire, PE25 2AJ
  • Sills & Betteridge LLP, 50 Algitha Road, Skegness, Lincolnshire, PE25 2AW
  • Tinn Criddle Hall LLP, The Shrubberies, 28 Lumley Avenue, Skegness, Lincolnshire, PE25 2AT
  • Hodgkinsons Solicitors Ltd, The Bracings, 7 Heath Road, Skegness, Lincolnshire, PE25 3ST
  • Criminal Defence Associates Limited, Skegness Business Centre, Heath Road, Skegness, Lincolnshire, PE25 3SJ

Conveyancing - Remortgaging a property in Skegness

The most common reason people remortgage their home is to lower their monthly repayments. Other reasons to consider remortgaging include wanting to borrow more, or getting on to a new fixed-rate deal.

A good conveyancing solicitor in Skegness will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to securing your preferred rate.

It is crucial that the property lawyer undertaking the legal work can act on behalf of your new bank or building society. Our conveyancers are on the panel for all major UK lenders, so whether you are changing to a cashback mortgage with Lloyds Bank or to a fixed-rate mortgage with the Monmouthshire 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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