Updated: October 12, 2018

Sudbury conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Sudbury

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Sudbury for the legal work associated with moving home.

Are Sudbury conveyancing fees and costs fixed?

Some conveyancing solicitors in Sudbury offer services on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will explain what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent information or Stamp Duty Land Tax.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Sudbury cost?

While conveyancing fees in Sudbury will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, specific extra searches, such as a mining search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing 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 Sudbury

Caveat emptor (buyer beware), was the legal principle of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the duty of a buyer's legal representative to investigate their intended purchase.

The conveyancing solicitor in Sudbury will offer suggestions and advice after making their enquiries, deal with any legal issues and ensure that the full legal ownership is transferred.

This section considers those areas of the buying process for conveyancing solicitors in Sudbury where greater expertise is crucial.

Your Sudbury conveyancing solicitor must be lender-approved

Before you select a conveyancing solicitor in Sudbury, it is essential that you check that they can act in the interests of your mortgage lender, whether you are getting a mortgage from the Barnsley Building Society, Bradford & Bingley or any other lender.

Your conveyancer may be unable to act for your mortgage lender, because some banks and building societies are only happy to work with a select panel of legal firms.

If that is the case, the lender will require a different solicitor firm to complete the legal work, and you will be expected to pay this alternate solicitor's costs. This means the transaction could be delayed.

Your purchase could be threatened by failing to check your solicitor's lender panel status.

Our solicitors can carry out the legal work for all major and minor lenders.

Conveyancing Searches (Babergh District Council)

Property searches are applied for by Sudbury conveyancing solicitors to expose any significant issues that could possibly affect how much your home will be worth.

Lenders also usually require certain searches to be submitted. Required searches will include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - some Sudbury property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

You will be told if your chosen lender insists on any more searches, e.g. a highways search or an agricultural search.

Property purchasers should expect to wait up to 15 weeks for LA searches ordered from Babergh District Council, so quicker regulated searches will be recommended.

Checking planning status

Official Entries (or 'office copies') will also be sourced from HMLR by your conveyancing solicitor. This will help to reveal potential planning issues. These issues could include restrictions that limit alterations or outbuildings lying outside the boundary.

Babergh District Council Council Tax

As a homeowner in Sudbury, 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. For example, for an average Valuation Band D residential property in Sudbury, the council tax payable would be £1,670.

Conveyancing solicitors in Sudbury will inform a buyer 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 £1,252.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate. The Valuation Office Agency calculate council tax bands for newly-built homes, and where the owner has requested a revaluation.

Band Babergh District Council Tax (2018)
A £1,113
B £1,299
C £1,484
D £1,670
E £2,041
F £2,412
G £2,783
H £3,339

Does anyone ever challenge their valuation?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
34 Southway
Colchester
CO2 7BB
Essex

Stamp Duty on Sudbury properties

After a property sale has completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

The current SDLT threshold is £125,000.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for average local properties:

  Average sale price (2018 to date) SDLT
Average price £313,298 £5,664.90
Average price (detached) £420,418 £11,020.90
Average new build £152,500 £550.00

Stamp duty relief for first-time buyers in Sudbury

First-time buyer stamp duty relief is available on property purchases below £300k. Homeowners must pay a higher rate of SDLT when purchasing a second home. Therefore, if a homeowner in Sudbury bought a second home for the average price of £313,298 the SDLT would be £25,063.84.

Conveyancing solicitors in Sudbury will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Sudbury

New build site

Purchasing a leasehold house or flat if you don't know what you are getting into is risky. The many potential problems lying in wait for the unsuspecting purchaser could include:

  • sub-letting restrictions
  • onerous clauses in the lease
  • exponential ground rents
Incomplete leasehold information, delivered by a conveyancer who has only ever worked on freehold purchase and sales, could lead to serious consequences.

A competent conveyancing solicitor in Sudbury will consider possible leasehold issues, such as :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • current-year service charge estimates
  • dealing with landlords
  • insurance reinstatement covenants

Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Sudbury?

New build site

The average cost of new build homes in Sudbury is £152,500, according to information compiled by Her Majesty's Land Registry. 1 new build houses and flats have been bought in Sudbury in 2018 so far.

A new-build conveyancing solicitor in Sudbury must be familiar with Sudbury-specific issues and new build's added complexities, like dealing with fast exchange timeframes, checking that any contracts allow for future 'common parts' maintenance and checking new build warranties with warranty providers, including NHBC Buildmark, Premier Guarantee? and Trenwick International.

Our award-winning team of conveyancers are experts in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.

Suffolk Conservation areas

Purchasing property in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your house.

These restrictions, referred to as Article 4 Directions, can include restrictions on the addition of boundary walls, restrictions on the erection of outbuildings or general restrictions governing unsympathetic additions or modifications.

If a property is in breach, you could be instructed (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Sudbury.

Conveyancing - Selling a property in Sudbury

Conveyancing for a sale of a house or flat is less difficult than for a purchase. The buyer's conveyancer will have to go through a detailed investigation into the property. Conveyancing solicitors in Sudbury acting for the seller simply replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger the sale of your property

Obstacles, like having previously suffered from a flood event or being in an area threatened by local development, might protract the sale process.

It is best not to procrastinate as solicitors are trained to unearth any such issues, instead get advice and tackle it as soon as you can.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The conveyancing process for a leasehold property is significantly more difficult than for a more straightforward freehold house.

Sudbury conveyancing solicitors must usually carry out further legal work, which could include getting an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

To reduce leasehold-related delays, it is strongly advised that the seller instruct a conveyancer as soon as is practicable.

Can your conveyancing solicitors act for the buyer and the vendor in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

You could contact a law firm in Sudbury to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Sudbury

By far the most common reason homeowners remortgage is to get a more attractive interest rate. There are other reasons to think about remortgaging, including consolidating debts, or moving to an offset mortgage.

A good conveyancing solicitor in Sudbury can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a key consideration when getting on to the rate you want.

A property lawyer will need to act for both you and the bank or building society, in order to confirm the lender's capital is protected.

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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