Updated: October 12, 2018

St Ives Cornwall conveyancing solicitor fees

No Move, No Fee conveyancing in St Ives Cornwall

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in St Ives Cornwall for the legal work associated with moving home.

Are St Ives Cornwall conveyancing fees and costs fixed?

Some conveyancing solicitors in St Ives Cornwall will work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

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, such as indemnity insurance or HMLR fees.

See: How much should conveyancing fees cost?

How much will conveyancing in St Ives Cornwall cost in total?

Though conveyancing fees in St Ives Cornwall will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a Coal Authority search, may be needed.

There are no hidden fees or nasty surprises with Quittance. For a standard home sale or purchase, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in St Ives Cornwall

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of English property law. Since 2013, this principle no longer applies, however, it remains the duty of a buyer's legal representative to investigate their intended purchase.

A conveyancing solicitor in St Ives Cornwall will make recommendations after making their enquiries, make practical suggestions and register the new owner's title at the Land Registry.

The following examines the kinds of residential property that could involve extra risk for buyers who need conveyancing solicitors in St Ives Cornwall.

Your St Ives Cornwall conveyancing solicitor must be lender-approved

There are many lenders, from a financial institution like Adam & Company, to a large lender such as Birmingham Midshires. Before choosing a St Ives Cornwall conveyancing solicitor, whoever you choose, you need to check that they can represent your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies will only accept a selected list (their 'panel') of legal practices that have achieved certain benchmarks.

Under these circumstances, the lender will probably need an alternative legal firm to act in their interests, and you will then have to cover this second lawyer's fees. Resulting delays can jeopardise the whole purchase.

Failing to confirm your solicitor's lender panel status could jeopardise the sale.

Quittance Conveyancing are approved to act for all lenders.

Conveyancing Searches (Cornwall Council)

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by St Ives Cornwall conveyancing solicitors to expose any pertinent information that could possibly affect the value of the property you intend to buy. They include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Chancel repair liability - describes the insurance to protect against any liability owed by St Ives Cornwall properties for local parish repairs.

Your lawyer will tell you if your chosen lender insists on any additional searches, for example a tin mining search or a disadvantaged area search.

Cornwall Council has an average processing time of 8 weeks for searches, so quicker regulated searches will be advisable.

Planning searches

Official Entries will also be applied for from HMLR by your conveyancing solicitor, helping to evidence planning issues. Examples of these include restrictive covenants governing the use of the property or the title plan showing only very general boundaries.

Cornwall Council Council Tax

As a homeowner in St Ives Cornwall, 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. E.g. the occupier of a Band B home in the Cornwall Council area would pay annual council tax of £1,378.

St Ives Cornwall conveyancing solicitors will inform a purchaser of the home's council tax band as soon as 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 £1,034.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. New build properties are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Cornwall Council Tax (2018)
A £1,182
B £1,378
C £1,575
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545

Could you be overpaying?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made, and 60 resulted in a reduction. To appeal contact:

Valuation Office Agency
Penhaligon House
Trinity St
St. Austell
PL25 5FA

Stamp Duty on St Ives Cornwall properties

If you are buying a house that costs over £125k, then you will have to pay stamp duty to HMRC. Filling in the SDLT1 form yourself is a daunting prospect and not for those unfamiliar with it.

HM Revenue and Customs (HMRC) objections are avoided using the latest case management system.

See examples for typical Cornwall properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £254,857 £2,742.85
Average price (detached) £344,025 £7,201.25
Average new build £232,252 £2,145.04

Stamp duty relief for first-time buyers in St Ives Cornwall

First-time buyer stamp duty relief is available on property purchases below £300,000. If you already own another home (including outside the UK)you will be subject to a higher rate of 3%. E.g. if a second property was bought for £254,857 then the SDLT including the surcharge would be £20,388.56. .

Conveyancing solicitors in St Ives Cornwall will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in St Ives Cornwall

New build site

Buying a leasehold house or flat can be challenging when compared to purchasing a freehold property. Increasing ground rents, reversionary interests and costly and undisclosed major works are but a few of the many potential difficulties awaiting the unsuspecting buyer.

Serious consequences can result from a less-experienced conveyancing solicitor's failure to give good leasehold advice.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in St Ives Cornwall will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • dealing with landlords
  • service charges, ground rents and buildings insurance arrangements
  • freeholder granted consents under the lease
  • proposed major works (Section 20 notices)

Ensure that you are fully-informed regarding your planned purchase with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in St Ives Cornwall?

House being built

According to HM Land Registry data, 56 newly-constructed homes have been bought in St Ives Cornwall in 2018 so far. The average cost of St Ives Cornwall new build homes is £227,039.

A new-build conveyancing solicitor in St Ives Cornwall will need to be aware of St Ives Cornwall-specific considerations and new build-specific issues, like administering Help to Buy purchases, handling unreasonable delays and working with warranty providers, including NHBC Buildmark, LABC Warranty and Ward Cole.

Our new build conveyancing department will provide an expert assessment of the legal status of the property, scrutinising contract issues ranging from the home's subsequent mortgageability to sharply increasing ground rent and service charges (where applicable).

Cornwall Conservation areas

Your conveyancing solicitor will need to confirm if the home you are planning to buy is in a conservation area in St Ives Cornwall. If it is, the home could be affected by specific building controls. These building controls, called Article 4 Directions, can include anything from restrictions on the style and height of boundary walls, to restrictions on the use of cladding.

If a property is in breach, the owner could be required to pay for the property to be returned to a compliant state, even if the changes were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of St Ives Cornwall's conservation areas.

Conveyancing - Selling a property in St Ives Cornwall

The legal side of a sale of a house or flat is less difficult than for a purchase. For a house purchase, the responsibility lies entirely with the buyer to establish that the property's title is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in St Ives Cornwall acting for the seller only need to answer any enquiries made by the buyer's solicitor.

What could jeopardise the conveyancing process?

A house or flat can face potential roadblocks (e.g. a dispute with a neighbour) which may derail your home move.

It is better not to hide from the issue as it is highly unlikely that the problems won't be picked up. The best course of action is to get professional advice and tackle it promptly.

Further reading:

Read more helpful advice for sellers here.


The legal work for a leasehold flat is significantly more difficult compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in St Ives Cornwall must carry out additional work. This can involve getting the latest service charge and ground rent statement or a copy of any required license to assign.

You should instruct a solicitor as soon as the decision is made to sell to reduce delays associated with leasehold property and particularly the time lost sourcing management packs.

Can your conveyancing solicitors act for both sides?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale.

You may want to instruct a property solicitor firm in St Ives Cornwall to carry out your conveyancing, if a Quittance solicitor is doing the legal work for the other side.


Conveyancing - Remortgaging a property in St Ives Cornwall

People remortgage for a variety of reasons, including wanting to overpay when the lender refuses, or releasing equity. The main reason, however, is to benefit from a lower interest rate.

A proactive conveyancing solicitor in St Ives Cornwall will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a contributing factor to securing your preferred rate.

Your property lawyer must also be able to act on behalf of the new mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So whether you are changing to a lifetime tracker mortgage with the HSBC or to a long-term fixed mortgage with the Bank of Ireland, our remortgage specialists 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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