Updated: October 12, 2018

South Normanton conveyancing solicitor fees

No Move, No Fee conveyancing in South Normanton

Conveyancing solicitor fees will be paid to your South Normanton conveyancing solicitor for the legal work involved in moving home.

Are South Normanton conveyancing fees and costs fixed?

Some conveyancing solicitors in South Normanton carry out the legal work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your quote will set out exactly what you will need to pay when your sale or purchase completes.

What are disbursements?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like office copies or bankruptcy searches.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in South Normanton cost?

Conveyancing fees in South Normanton will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as utilities searches, may be needed.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in South Normanton

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

That said, it remains the responsibility of the conveyancing solicitor in South Normanton to investigate the property, so that they can feed the results of their enquiries back to the buyer, solve outstanding issues and register the title in the new owner's name.

The following discusses the kinds of property that may carry risks for people looking for conveyancing solicitors in South Normanton for a purchase.

Your South Normanton conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like NatWest or a niche lender such as the Manchester Building Society, before you choose a conveyancing solicitor in South Normanton it is paramount that you confirm that they are on the panel of your chosen lender.

Many banks and building societies only accept a restricted panel of legal practices. If your conveyancer is not on the panel of your chosen lender, the lender will likely need a different legal firm to complete the legal work.

You will be expected to pay this substitute lawyer's fees and the conveyancing process could take much longer.

Failing to confirm the lender panel status of your conveyancing solicitor can result in significant delays.

Our conveyancing solicitors are on the panel of all lenders.

Bolsover District Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by South Normanton conveyancing solicitors to give details about the property being purchased. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Homebuyers will be made aware if your mortgage lender insists on any more searches, e.g. a radon gas search or a more detailed environmental report.

Bolsover District Council has an estimated processing time of 15 weeks for searches. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer also obtains official entries from the Land Registry. This will help to reveal potential planning issues, for example errors on the title plan or neighbours' rights of access.

Bolsover District Council Council Tax

As a homeowner in South Normanton, 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 Valuation Band C, for example, would owe annual council tax of £1,635.

Conveyancing solicitors in South Normanton will inform a buyer of the home's council tax band once this is confirmed by the searches.

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 £1,226.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is armed forces accommodation.

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

Is your new home in the wrong band?

The Valuation Office Agency should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

Stamp Duty on South Normanton properties

Stamp duty works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home. The normal process is for the conveyancing solicitor to complete the stamp duty 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's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See table below for Stamp Duty Land Tax examples for homes in Derbyshire:

  Average sale price (2017) Stamp Duty
Average price £197,123 £1,442.46
Average price (detached) £284,072 £4,203.60
Average new build £244,486 £2,389.72
If you own another home , anywhere in the world you will be subject to a stamp duty surcharge of 3%. For example, if a property owner bought a second home in South Normanton for the average price of £197,123 the SDLT would be £9,856.15.

Stamp duty relief for first-time buyers in South Normanton

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

South Normanton conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in South Normanton

New build site

It is thought that more than of 100,000 UK property owners have property leases with problematic terms. The many potential problems lying in wait for an uninformed purchaser include:

  • onerous covenants
  • unreasonable ground rents
  • sinking fund issues
Serious consequences can result from a less-experienced conveyancing solicitor's inaccurate leasehold advice.

A experienced conveyancing solicitor in South Normanton will address aspects of leasehold, such as understanding regional and era-specific nuances of leases, dealing with landlords and service charges, ground rents and buildings insurance arrangements.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in South Normanton?

House being built

61 new build houses and flats have been bought in South Normanton in 2018 so far, according to data gathered by the HM Land Registry. The average purchase price of South Normanton new build homes is £231,749.

A new-build conveyancing solicitor in South Normanton must be mindful of regional considerations and new build's added complexities, e.g. investigating issues with drains and roads that serve the property and dealing with fast exchange timeframes.

With Quittance Conveyancing, you will get an expert appraisal of the legal title of the property, and in particular concerns ranging from the home's subsequent resaleability to an assessment of other risks, such as contaminated land hazards.

Derbyshire Conservation areas

Your conveyancing solicitor will check if the house you are purchasing is in one of South Normanton's conservation areas. If it is, the property will be affected by certain restrictions. Referred to as Article 4 directions, these conditions may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of South Normanton's conservation areas.

Conveyancing - Selling a property in South Normanton

The legal process for a house sale is less demanding than for a property purchase. The buyer's solicitor conducts a comprehensive legal review on the property and its legal title. In contrast, conveyancing solicitors in South Normanton acting for the vendor just gathers information relating to the property and responds to enquiries made by the buyer's solicitor .

What could go wrong?

Common obstacles, like being in an area threatened by local development, might frustrate your move if left unresolved.

Property experts will usually recommend that vendors address these issues immediately.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold

The conveyancing process for a leasehold flat (houses are rarely leasehold) is quite a lot more specialised than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in South Normanton, such as collating an up-to-date service charge statement or any documentation relating to forfeiture proceedings.

It is recommended that the seller instruct a conveyancer as early in the process as possible, and potentially before going on the market, to help mitigate predictable leasehold delays.

Can Quittance conveyancers act for the buyer and the vendor in one transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You may want to instruct a property solicitor firm in South Normanton to carry out your conveyancing, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in South Normanton

Homeowners remortgage their home for all sorts of reasons, including consolidating loan repayments, or fixing the mortgage on a new discounted rate. The main reason, however, is to lower their monthly repayments.

Homeowners can appreciate the benefits of a better rate earlier by using a more proactive conveyancing solicitor in South Normanton, working to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of your preferred mortgage provider. Our conveyancing team are on the panel for all major UK lenders, so whether you are moving to a fixed-rate mortgage with the Bank of Scotland or to a repayment mortgage with the Allied Irish Bank, 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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