Updated: October 12, 2018

St Leonards On Sea conveyancing solicitor fees and costs

No Move, No Fee conveyancing in St Leonards On Sea

Conveyancing solicitor fees are paid to your St Leonards On Sea conveyancing solicitor for the legal work associated with moving home.

How are St Leonards On Sea conveyancing fees calculated?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in St Leonards On Sea who work on a price per hour basis. Your quote will explain all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing 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 local authority searches or ID checks.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in St Leonards On Sea cost in total?

Whilst conveyancing fees in St Leonards On Sea will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a flooding search, may be necessary and Local Authority Search fees can vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard sale or purchase, 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in St Leonards On Sea

The legal work for a home purchase requires a St Leonards On Sea conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title to a boundary dispute affecting the future saleability of the property.

The conveyancer will feed the results of their enquiries back to the buyer, iron out any legal issues and confirm that the Land Registry's record of the property is updated.

This part of the article examines the types of residential property that carry additional risk for homebuyers looking for conveyancing solicitors in St Leonards On Sea.

Your St Leonards On Sea conveyancing solicitor must be lender-approved

Before you select a conveyancing solicitor in St Leonards On Sea, it is essential that you check that they can act in the interests of your mortgage lender, whether you are taking out a mortgage from the Dudley Building Society, Halifax or any other lender.

Your lawyer may be unable to act for your mortgage lender, because some banks and building societies only accept a selected list (known as a 'panel') of solicitors or licensed conveyancers.

If this is the case, the lender will probably need a second firm to complete the legal work, and you will usually need to pay this alternate lawyer's costs. This can frustrate or delay the process.

Neglecting to check your property solicitor's lender panel status could mean significant delays.

Our solicitors can perform the conveyancing for all lenders.

Residential Property Searches (Hastings Borough Council)

Property searches are carried out by St Leonards On Sea conveyancing solicitors to help to identify any pertinent information that could undermine how much the property you are buying will be worth.

Searches are firstly carried out to satisfy the conditions of the lender. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as a highways search or an energy search, may also be advised in the standard searches.

Buyers could experience a delay of around 9 weeks for LA searches provided by Hastings Borough Council, so personal (as opposed to official) searches will be faster.

Planning documents

Your conveyancing solicitor will request an 'Official Copy of the Title Register' from HM Land Registry. This will help to highlight potential planning issues. Examples of these include outbuildings lying outside the boundary or that a restrictive covenant has been breached.

Hastings Borough Council Council Tax

Hastings Borough Council calculate your council tax based on various criteria including the size and layout of the property and the value of the home as determined by the VOA in 1991. E.g. the occupier of a Valuation Band E home in the Hastings Borough Council area would pay annual council tax of £2,332.

Conveyancing solicitors in St Leonards On Sea will inform a purchaser of the home's tax band as soon as they are notified.

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 £1,749.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or for foreign language students. Property built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Hastings Borough Council Tax (2018)
A £1,272
B £1,484
C £1,696
D £1,908
E £2,332
F £2,756
G £3,180
H £3,816

Are you paying more than you should?

A homeowner can ask for their property to be reassessed. A refund may be due if the property is awarded a lower band. To challenge your banding contact:

Valuation Office Agency
St. Annes House
2 St. Annes Rd
Eastbourne
BN21 3LG
East Sussex

Stamp Duty on St Leonards On Sea properties

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.

The current stamp duty threshold is £125k.

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

This table sets out SDLT for average property in St Leonards On Sea:

  Average selling price (2017) SDLT
Average price £222,420 £1,948.40
Average price (detached) £350,620 £7,531.00
Average new build £360,650 £8,032.50
If you own another home or share in a home , anywhere in the world you will be subject to a 3% stamp duty surcharge. So if a second home was bought for £222,420 then the stamp duty total will be £11,121.00.

Stamp duty relief for first-time buyers in St Leonards On Sea

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

St Leonards On Sea conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in St Leonards On Sea

New build site

It is risky to purchase a leasehold home without knowing what you are getting into. Numerous legal issues could be lying in wait for the unsuspecting purchaser, including freeholds sold without first refusal to leaseholders, doubling ground rents and unfair developer practices.

Serious financial ramifications can result from a less-experienced lawyer's bad leasehold advice.

A good conveyancing solicitor in St Leonards On Sea will consider potential leasehold issues, for example :

  • understanding regional and era-specific nuances of leases
  • dealing with landlords
  • any recent demands for service charges and ground rent
  • changes to the terms of the lease
  • unexpired lease terms

Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in St Leonards On Sea?

Building site

The average value of new build properties in St Leonards On Sea is £148,825. 3 new build houses and flats have been bought in St Leonards On Sea in 2018 so far.

A new-build conveyancing solicitor in St Leonards On Sea must be aware of both local St Leonards On Sea issues as well as new build's additional complexities, such as handling initial Land Registry registration and squaring developer incentives with lenders.

Our team of new build conveyancers deliver an accurate and truly independent assessment of the legal title of the house or flat, with a close eye on considerations ranging from the home's future resaleability to sharply increasing ground rent and service charges (where applicable).

Conservation areas in East Sussex

Whether you enjoy Tudor-style or Edwardian architecture, moving into a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area conditions will affect your residential property.

These restrictions, referred to as Article 4 Directions, may include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in St Leonards On Sea.

Conveyancing - Selling a property in St Leonards On Sea

The conveyancing process on a sale of a house or flat is less difficult than when buying. The buyer's conveyancer needs to carry out thorough due diligence on the legal title of your home, whereas conveyancing solicitors in St Leonards On Sea acting for the vendor just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

What factors could threaten your sale?

Properties can be burdened by a series of possible difficulties (such as not having a building regulations completion certificate or a landlord dispute on a leasehold property) that can hinder a sale.

Don't put off finding a solution in the hope that any issues won't be spotted. Instead, you should get legal advice and attempt to resolve it as quickly as possible.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold flat is significantly more involved in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in St Leonards On Sea will usually undertake additional tasks, including obtaining all relevant freeholder information or any documents pertaining to a variation of the terms of the lease.

To reduce delays, it is highly recommended that the vendor contacts a leasehold specialist as soon as possible.

Can Quittance conveyancers act for both parties?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a house sale and purchase.

You could contact a local St Leonards On Sea conveyancing solicitor firm to handle your legal work, 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 St Leonards On Sea

Although people consider remortgaging for a range of reasons, homeowners generally remortgage to secure a lower interest rate.

A good conveyancing solicitor in St Leonards On Sea will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in securing the rate you want.

The property lawyer handling the remortgage should also be able to act for your new mortgage lender. Our conveyancers are on all major UK lenders' panels, so whether you are switching to a variable-rate with Birmingham Midshires or to a capped-rate mortgage with the Market Harborough Building Society, we 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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