Updated: October 12, 2018

Stamford conveyancing solicitor fees

No Move, No Fee conveyancing in Stamford

Conveyancing solicitor fees will be paid to your Stamford conveyancing solicitor for the legal work associated with moving home.

Do Stamford conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Stamford will work on a price per hour basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote sets out what fees you will need to pay 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', on top of the 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 Stamp Duty Land Tax (SDLT) or managing agent information.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Stamford cost?

While conveyancing fees in Stamford will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and Local Authority Search fees can vary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Stamford

The legal work for the purchase of a house or flat requires the conveyancing solicitor in Stamford to consider a wide range of issues. Examples of such issues are a defective title (e.g. missing easements) and factors affecting the mortgageability (e.g. a flying freehold).

The conveyancer will report their findings back to the buyer and their lender, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

The following examines the property types that carry additional risk for buyers who need conveyancing solicitors in Stamford.

Your Stamford conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Halifax or a less common mortgage lender such as the Furness Building Society, before choosing a conveyancing solicitor in Stamford you need to check that they are on the panel of your mortgage lender.

A lot of banks and building societies are only happy to work with a select panel of law firms that pass strict standards. If your solicitor is unable to act for your mortgage lender, the lender will likely require a second legal firm to complete the legal work.

You will be expected to pay this substitute solicitor's costs and significant delays to your move could occur.

Not checking the lender panel membership of your property solicitor can mean significant delays.

Quittance Conveyancing are on the panel of all lenders.

Residential Property Searches (South Kesteven Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Stamford conveyancing solicitors to help identify any pertinent information that could undermine how much the property you intend to buy will be worth. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Further searches, such as a Crossrail search or a mining search, may also be recommended following the initial searches.

Homebuyers will have to endure a wait of around 24 weeks for searches supplied by South Kesteven Council. A local search provider will be able to provide this information faster.

Planning searches

Official Entries (or 'office copies') will also be obtained from HMLR by your conveyancing solicitor, helping to identify any potential issues. These issues could include neighbours' rights of access or outbuildings lying outside the boundary.

South Kesteven Council Tax

South Kesteven calculate your council tax based on various criteria e.g. the size and character of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. the occupier of a Valuation Band C home in the South Kesteven area would pay annual council tax of £1,456.

Conveyancing solicitors in Stamford will inform the buyer of the property's 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 £1,092.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the resident is living in long term residential care.

Band South Kesteven Tax (2018)
A £1,092
B £1,274
C £1,456
D £1,638
E £2,002
F £2,366
G £2,730
H £3,275

Could you be overpaying?

To appeal contact:

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

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Stamford properties

If a house is valued at over £125,000, the buyer usually must pay SDLT.

Steep fines await those who miss the SDLT payment deadline.

Quittance Conveyancing's legal case management system integrates with electronic filing systems to ensure that the SDLT is settled quickly and with minimal fuss.

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

  Average selling price (2017) SDLT
Average price £329,472 £6,473.60
Average price (detached) £442,540 £12,127.00
Average new build £390,882 £9,544.10
Homeowners must pay a higher rate of SDLT when buying a second home. So if a second home was bought for £329,472 then the SDLT total will be £26,357.76.

Stamp duty relief for first-time buyers in Stamford

For first-time buyers, stamp duty is only payable on purchases over £300k.

Stamford conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Stamford

New build site

It can be risky to purchase a leasehold home without knowing what you are getting into. The numerous common problems lying in wait for the unsuspecting purchaser can include unreasonable ground rents and undisclosed major works.

Inaccurate leasehold advice, from an inexperienced solicitor, could have costly, long-term consequences.

If you are planning to buy a property with a lease, a competent conveyancing solicitor in Stamford will address aspects of leasehold, including :

  • reviewing the lease itself
  • managing agent or landlord enquiries
  • ground rents and service charges
  • sinking funds
  • managing agent memoranda and articles of association

Our leasehold conveyancing solicitor team will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Stamford?

New build building site

The average value of Stamford new builds is £499,750, according to data gathered by Her Majesty's Land Registry. 1 new build homes have been bought in Stamford in 2018 so far.

A new-build conveyancing solicitor in Stamford will need to be aware of local factors and the extra complexities of new build, like handling unreasonable delays and administering Help to Buy purchases.

Our new build conveyancing department will provide an expert appraisal of the property's legal status, scrutinising contract concerns ranging from onerous leasehold conditions to likely freehold acquisition traps.

Conservation areas in Lincolnshire

If you are buying a property in a conservation area in Stamford, the property must be compliant with any local conservation area building controls. Called Article 4 directions, these constraints could include:

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

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

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

Conveyancing - Selling a property in Stamford

The conveyancing process on a sale of a home usually requires less work than for a property purchase. With a purchase, the principle of 'buyer beware' means that the onus is solely on the buyer to confirm that the property does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Stamford acting for the seller only need to answer the purchaser's enquiries.

What could go wrong?

A home will often come with any number of possible difficulties (e.g. being situated on a flood plain) which could prevent a purchase from completing on time.

It is not recommended that you put off finding a solution and hope the buyer's solicitor won't notice. Instead, you should get legal advice, face the issues head on, and find a solution ASAP.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat is quite a lot more specialised in comparison with a freehold house.

Conveyancing solicitors in Stamford must usually carry out further legal work, including obtaining the most recent annual service charge accounts, through to information about any reserve fund that may be held.

It is usually counter-productive to hold off instructing a solicitor as early in the process as possible, potentially before putting the property on the market, to mitigate (somewhat inevitable) leasehold delays.

What if Quittance is acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a Stamford property, and we are acting for the other side, you could contact a local Stamford conveyancing solicitor firm to handle your legal work.

0

Conveyancing - Remortgaging a property in Stamford

People remortgage for all sorts of reasons, including the existing lender having refused a payment holiday, or releasing funds to help pay for home improvements. By far the most common reason, however, is to save money with a lower rate.

A proactive conveyancing solicitor in Stamford will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.

The property lawyer will act for both you and your new lender to confirm the lender's investment is secured and the lender's new interest is correctly registered.

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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Stamford home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Stamford property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:

conveyancing@quittance.co.uk

Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!