Updated: October 12, 2018

Spalding conveyancing solicitor fees

No Move, No Fee conveyancing in Spalding

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

Do Spalding conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Spalding work on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as bankruptcy checks or telegraphic transfer fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Spalding cost?

Conveyancing solicitor fees in Spalding should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, such as a commons registration search, may be needed and Local Authority Search fees can vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no hidden costs or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Spalding

When carrying out the legal work for a property purchase, the Spalding conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

Following their enquiries the solicitor will make recommendations and will iron out any legal issues and make sure that the title is registered in the name of the new buyer.

The content below examines those parts of the legal process for conveyancing solicitors in Spalding where a deeper understanding of the legal technicalities is essential.

Your Spalding conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from the Earl Shilton Building Society, Lloyds Bank or any other lender, before instructing a conveyancing solicitor in Spalding it is vital that you check that they can act on behalf of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some mortgage lenders are only prepared to work with a selected list (known as a 'lender panel') of law firms that pass strict selection criteria.

If this is the case, the lender will likely need a different firm to act in their interests, and you will be expected to pay this alternative lawyer's costs. Resulting delays can jeopardise the whole purchase.

Setbacks can arise if you do not confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Conveyancing Searches (South Holland Council)

Searches are enquiries made of various authorities by Spalding conveyancing solicitors to provide information about your new home.

Banks and building societies also expect residential property searches to be applied for. Required searches will include:

  • Local Authority search - exposes issues like road schemes that could affect the property
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More specialised searches, such as a tin mining search or a commons registration search, may also be referred to in the initial LA and Environmental searches.

Purchasers could experience a delay of approximately 4 weeks for property searches delivered by South Holland Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning searches

Official Entries will also be obtained from the Land Registry by the purchaser's conveyancing solicitor, helping to evidence any planning issues, such as that a restrictive covenant has been breached or discrepancies with the filed plan.

South Holland Council Tax

South Holland calculate council tax on Spalding homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Band E home in Spalding, the council tax amount would be £2,023 per year.

Spalding conveyancing solicitors will inform the buyer of the property's band once they have the Local Authority search results.

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 £1,518.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if you are a live in carer looking after someone who isn't a spouse or relative. Property constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band South Holland Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,023
F £2,391
G £2,759
H £3,311

Are you paying too much?

To challenge your banding contact:

Valuation Office Agency
3rd Floor
Churchgate
New Rd
Peterborough
PE1 1TT
Cambridgeshire

In 2016/17, 10 council tax challenges were made, and 0 were approved and the tax was reduced.

Stamp Duty on Spalding properties

Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

The current SDLT threshold for residential properties is £125,000.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

The following table illustrates SDLT examples for properties in Spalding:

  Average sale price (2017) Stamp Duty Land Tax
Average price £187,448 £1,248.96
Average price (detached) £225,839 £2,016.78
Average new build £176,920 £1,038.40
Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the property is not rented out. For example, if a homeowner bought a second property in Spalding for the average price of £187,448 the stamp duty would be £9,372.40.

Stamp duty relief for first-time buyers in Spalding

Relief is available on home purchases below £300,000 for first-time buyers.

Spalding conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Spalding

New build site

Buying a leasehold house or flat is not as straightforward as purchasing a freehold home. Unreasonable ground rents, incomplete management company accounts and freeholds sold without first refusal to leaseholders are but a few of the frequent complications lying in wait for an uninformed buyer.

Serious consequences can result from an inexperienced property lawyer's failure to give good leasehold advice.

A expert conveyancing solicitor in Spalding will investigate aspects of the leasehold purchase, including reviewing correspondence between the freeholder and leaseholder, reviewing the lease itself (some documents can be centuries old) and short leases.

Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Spalding?

New build site

The average price for Spalding new build properties is £171,421, according to the HM Land Registry. 23 new build homes have been bought in Spalding in 2018 so far.

A new-build conveyancing solicitor in Spalding will need to be familiar with local considerations and the added complexities of new build, e.g. dealing with fast exchange timeframes, handling initial Land Registry registration and checking new build warranties with warranty providers, including NHBC, Building Zone and Foundation.

Quittance Conveyancing deliver an independent view of the property's legal status, and in particular considerations like the home's subsequent resaleability and an assessment of other risks, such as future local development.

Conservation areas in Lincolnshire

Buying in a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area conditions will affect your house.

Referred to as Article 4 directions, these building controls may include restrictions on VELUX windows, restrictions on extensions normally within Permitted Development rights or restrictions on the use of cladding.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

The South Holland local planning authority has assigned conservation area-status to parts of Spalding. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Spalding's conservation areas.

Conveyancing - Selling a property in Spalding

The conveyancing process on a sale of a house or flat is much easier than for a purchase. The buyer has to carry out a thorough investigation into the property and its legal title. Conveyancing solicitors in Spalding acting for the seller, however, effectively just responds to enquiries made by the buyer's solicitor.

What could jeopardise the sale of your property?

Common obstacles, like excessive ground rent, can threaten the conveyancing process if not dealt with promptly.

It is generally advisable that sellers address any such problems immediately.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold property is quite a lot more difficult than for a more straightforward freehold house.

Conveyancing solicitors in Spalding will also need to carry out additional work, such as getting all relevant freeholder information, through to any information about regulations affecting the property that are not in the lease.

It is highly recommended that the vendor contacts a lawyer with leasehold experience as soon as the decision is made to sell to ensure the legal technicalities are handled correctly.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

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

Local Spalding conveyancing solicitor directory

  • Calthrops Solicitors LLP, 11 Market Place, Spalding, Lincolnshire, PE11 1SP
  • Chattertons Legal Services Limited, Dembleby House, 12 Broad Street, Spalding, Lincolnshire, PE11 1ES
  • Julie Atkinson Limited, C/o Ringrose Law, 18 Hall Place, Spalding, Lincolnshire, PE11 1SQ
  • Maples Solicitors LLP, 23 New Road, Spalding, Lincolnshire, PE11 1DH
  • Ringrose Law, 18 Hall Place, Spalding, Lincolnshire, PE11 1SQ

Conveyancing - Remortgaging a property in Spalding

Although there are many reasons to remortgage, people will generally remortgage to benefit from a lower interest rate.

You would typically benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Spalding, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in securing your preferred rate.

In order to ensure that the parties' interests are protected, the property lawyer handling your remortgage will act for both you and the 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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