Updated: October 12, 2018

Stapleford conveyancing solicitor fees

No Move, No Fee conveyancing in Stapleford

Conveyancing solicitor fees are paid conveyancing solicitors in Stapleford for the legal work for a home sale or purchase.

Are Stapleford conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Stapleford who carry out the legal work on a price per hour basis. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty Land Tax or leasehold information packs.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Stapleford cost?

Though conveyancing fees in Stapleford will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as transport searches, may be needed and Local Authority (LA) Search fees will vary.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For standard conveyancing transactions, the conveyancing fee we quote is the fee 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 Stapleford

The legal work for a property buyer will require the conveyancing solicitor in Stapleford to consider a wide range of issues. Examples of such issues are defective property title (e.g. grant of reservation of rights) and proximity to mining works affecting the mortgageability of the home.

The purchaser's solicitor will report their findings back to the purchaser and their mortgage lender, make practical suggestions and ensure the title is transferred to the new owner.

The following considers those areas of the legal process for conveyancing solicitors in Stapleford that need specialist knowledge.

Your Stapleford conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Stapleford, it is paramount that you confirm that they can act on behalf of your lender, whether you are getting a mortgage from the HSBC, Handelsbanken or any other lender.

A lot of banks and building societies will only accept a select panel of firms that meet strict selection criteria. If a solicitor is not on the panel of your lender, the lender will probably need an alternative law firm to complete the legal work.

The buyer will usually need to pay this alternate solicitor's costs and the conveyancing process could take much longer.

Neglecting to check your lawyer's lender panel status can mean serious delays.

Our solicitors are on the panel of all mortgage lenders.

Broxtowe Borough Council searches and other searches

Searches are carried out by Stapleford conveyancing solicitors to identify any pertinent information that might possibly undermine the value of your property.

Searches are carried out primarily to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your conveyancer will make you aware if your chosen lender wants any further searches, such as a tin mining search or a Forestry Commission search.

Buyers should expect to wait approximately 8 weeks for Local Authority searches provided by Broxtowe Borough Council, so your lawyer will advise using faster personal searches.

Planning documents

The buyer's conveyancing solicitor will apply for office copies from HM Land Registry. This will help to expose planning issues, for example a difference between the agent's floorplan and the title plan or right of access issues.

Broxtowe Borough Council Council Tax

Broxtowe Borough Council calculate council tax on Stapleford homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Band D property in Stapleford, the tax would be £1,879 per year.

Stapleford conveyancing solicitors will inform the buyer of the property's tax 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 reduces the tax due to 75% which would equal £1,409.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or properties awaiting grant of probate. Newer property is assessed by the Valuation Office Agency and allocated a council tax banding.

Band Broxtowe Borough Council Tax (2018)
A £1,253
B £1,462
C £1,670
D £1,879
E £2,297
F £2,714
G £3,132
H £3,758

Can I appeal against my band?

To challenge your banding contact:

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

A homeowner can apply for their property to be reassessed.

Stamp Duty on Stapleford properties

Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

If your home costs more than £125,000 then you will have to pay Stamp Duty Land Tax.

Quittance Conveyancing ensure that the complicated SDLT1 form is completed accurately and without delay.

The following table illustrates SDLT examples for average properties in Nottinghamshire:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £195,513 £1,410.26
Average price (detached) £276,855 £3,842.75
Average new build £220,866 £1,917.32

Stamp duty relief for first-time buyers in Stapleford

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000. Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the home is not rented out. For example, if a homeowner bought a second property in Stapleford for the average price of £195,513 the stamp duty would be £9,775.65.

Conveyancing solicitors in Stapleford should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Stapleford

New build site

It is rarely a good idea to buy a leasehold home if you are unaware of the implications. Doubling ground rents, unpaid service charges by the existing leaseholder and reversionary interests are but a few of the frequent complications lying in wait for an uninformed buyer.

Erroneous leasehold advice, from a conveyancer with limited leasehold experience, can have serious consequences.

A good conveyancing solicitor in Stapleford will address aspects of leasehold, including short leases, service charges, ground rents and buildings insurance arrangements and reviewing the lease itself (some leases are over 100 years old).

Ensure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Stapleford?

New build building site

73 brand new homes have been bought in Stapleford in 2018 so far, based on data published by Her Majesty's Land Registry. The average price for Stapleford new build properties is £220,866.

The legal side of buying a new build property is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Stapleford conveyancing solicitor must be mindful of both region-specific issues and also must look into numerous things, e.g. helping with mortgage offer extension terms and ensuring compliance with planning regulations.

With Quittance Conveyancing, you will get an impartial appraisal of the legal status of the property, scrutinising contract factors like the home's future mortgageability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Nottinghamshire Conservation areas

Whether you are going to buy an 18th century stone cottage or a period townhouse, if the house is in a defined conservation area, any planned modifications to the house might not be permitted by Broxtowe Borough Council.

Referred to as Article 4 directions, these conditions can 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

If a property is in breach, you could be instructed by the local planning authority to return the home to its earlier condition, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Stapleford

The conveyancing process on a sale of a house or flat is less demanding than for a purchase. The purchaser does a detailed investigation into the property's title and other legal aspects. In contrast, conveyancing solicitors in Stapleford acting for the vendor effectively just gathers together any pertinent information and answers the buyer's questions .

How to reduce the risk of an abortive sale

A house or flat can be burdened by any number of complex issues (e.g. restrictions on how you can use the property) that might prolong the conveyancing process for weeks.

Don't bury your head in the hope that any issues won't be spotted - a better course of action will be to get professional advice, face the issues head on, and find a solution promptly.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is significantly more involved than for a more straightforward freehold house.

Conveyancing solicitors in Stapleford will also perform extra work, for example contacting the freeholder for the last 3 years' service charge accounts, through to a copy of the buildings insurance for the common parts.

It is highly recommended that the vendor contacts a leasehold specialist as soon as possible to reduce delays.

What if your conveyancing solicitors are acting for the other side?

SRA regulations ban 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 parties.

You can contact a property solicitor firm in Stapleford to handle your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Stapleford

The main reason people remortgage their home is to secure a better rate of interest. There are also other reasons to remortgage, for example wanting to borrow more, or moving to an offset mortgage.

An efficient conveyancing solicitor in Stapleford will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of your new mortgage provider. Our conveyancing team are on the panel for all major UK lenders. So whether you are changing to a flexible mortgage with the NatWest or to a joint mortgage with the Buckinghamshire 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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