Updated: October 12, 2018

Sutton In Ashfield conveyancing solicitor fees

No Move, No Fee conveyancing in Sutton In Ashfield

Conveyancing solicitor fees are the charges you pay your Sutton In Ashfield conveyancing solicitor for the legal work involved in moving home.

How are Sutton In Ashfield conveyancing fees calculated?

Some conveyancing solicitors in Sutton In Ashfield offer services on a fees per hour basis. Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote will set out what you will be charged when your sale or purchase completes.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

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 Land Registry fees or office copies.

See: How much should conveyancing fees cost?

How much will conveyancing in Sutton In Ashfield cost in total?

While conveyancing fees in Sutton In Ashfield will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, council search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Sutton In Ashfield

Purchase conveyancing requires the conveyancing solicitor in Sutton In Ashfield to consider a wide range of issues. Examples of such issues are defective property title (e.g. the title is subject to an estate contract) and problems affecting the mortgageability (e.g. a boundary dispute).

The solicitor will report their findings back to the purchaser and their lender, find solutions to outstanding defects and other issues and register the title in the new owner's name.

The content below offers useful advice for buyers who want conveyancing solicitors in Sutton In Ashfield.

Your Sutton In Ashfield conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Sutton In Ashfield, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are getting a mortgage from NatWest, the Coventry Building Society or any other lender.

Your solicitor may be unable to act for your chosen lender, because some mortgage lenders are only happy to work with a selected list (known as a 'panel') of solicitors or licensed conveyancers that pass strict standards.

Under these circumstances, the lender will likely need a different firm to carry out the legal work, and you will usually need to pay this substitute solicitor's fees. This can mean the process takes much longer.

Significant delays can be caused by failing to confirm your conveyancing lawyer's lender panel status.

Our solicitors can act on behalf of all lenders.

Residential Property Searches (Ashfield District Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Sutton In Ashfield conveyancing solicitors to give details about your new home. 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 - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - some Sutton In Ashfield property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Additional searches, such as a highways search or a geological search, may also be advised depending on the contents of the standard searches.

The typical delivery time for Local Authority searches ordered from Ashfield District Council is 2 weeks. As a result, quicker regulated searches will be recommended.

Planning searches

The conveyancing solicitor acting for the buyer also retrieves office copies from the Land Registry, helping to identify any issues. These issues could include the breach of a restrictive covenant or outbuildings missing from the title plan.

Ashfield District Council Council Tax

The council tax paid by a homeowner is based on a variety of factors which include the number of occupants aged over 18 and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, for an average Band E home in Sutton In Ashfield, the council tax would be £2,306.

A conveyancing solicitor in Sutton In Ashfield will inform the buyer 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 £1,729.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or if you are a live in carer looking after someone who isn't a spouse or relative. The Valuation Office Agency (VOA) assign bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Ashfield District Council Tax (2018)
A £1,258
B £1,467
C £1,677
D £1,887
E £2,306
F £2,725
G £3,144
H £3,773

Are you paying too much?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 0 resulted in a reduction. To appeal contact:

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

Stamp Duty on Sutton In Ashfield properties

The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

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

This table sets out SDLT for average property in Nottinghamshire:

  Average selling price (2017) Stamp Duty Land Tax
Average price £195,058 £1,401.16
Average price (detached) £271,608 £3,580.40
Average new build £230,252 £2,105.04

Stamp duty relief for first-time buyers in Sutton In Ashfield

For first-time buyers, stamp duty is only payable on purchases over £300,000. Higher rates of SDLT apply to buyers of second home in the form of an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second property in Sutton In Ashfield for the average price of £195,058 the SDLT would be £9,752.90.

Sutton In Ashfield conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Sutton In Ashfield

New build site

It is rarely a good idea to purchase a leasehold house or flat if you are unaware of the facts. Numerous technical issues may be awaiting an uninformed buyer, including:

  • freeholds sold without first refusal to leaseholders
  • unreasonable managing agent fees
  • sub-letting restrictions
  • exponential ground rents
Serious financial ramifications can result from an inexperienced lawyer's erroneous leasehold advice.

If you intend to buy a property with a lease, a experienced conveyancing solicitor in Sutton In Ashfield will consider possible leasehold issues, for example dealing with freeholders and managing agents, reviewing the lease itself (leases can be 10's or even 100's of years old) and short leases.

Our team of leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Sutton In Ashfield?

Building site

73 new build properties have been bought in Sutton In Ashfield in 2018 so far, according to data sourced by the Land Registry. The average sale price of a new build property in Sutton In Ashfield is £220,866.

The legal side of buying a new build property requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a Sutton In Ashfield conveyancing solicitor must be aware of local factors and should check numerous things, e.g. checking the suitability of new build insurance and spotting incomplete agreements for roads and sewers.

Our team of new build conveyancers are experts in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Nottinghamshire Conservation areas

If you are buying a property in one of Sutton In Ashfield's conservation areas, the property must not breach any conservation area restrictions. These constraints, referred to as Article 4 Directions, may include restrictions on the removal or addition of front boundary walls, restrictions on the use of cladding or restrictions on side or 2 storey extensions.

If a property is in breach, the owner could be required by law to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Sutton In Ashfield

The legal process for a house sale is much easier than when buying. The buyer conducts a comprehensive legal review into the property, whilst conveyancing solicitors in Sutton In Ashfield acting for the seller effectively just gathers information relating to the property and answers the buyer's questions .

Factors that could delay or endanger your property sale

Common obstacles, like not having full title or a solar panel 'rent a roof' scheme, can easily delay your move if not handled appropriately.

It is not recommended that you put off finding a solution in the hope that any issues won't be spotted. Get advice and work to resolve it as quickly as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold property is quite a lot more specialised than for a more straightforward freehold house.

Conveyancing solicitors in Sutton In Ashfield will also perform extra work, and this could include requesting the latest service charge and ground rent statement, through to a copy of any notices served on the leaseholder.

It is highly recommended that the seller instructs a leasehold-specialist lawyer as early in the process as possible, and ideally before marketing the property, to help contain and resolve any delays.

What if you are acting for the other side?

Solicitors Regulation Authority (SRA) rules prevent the same solicitor from acting on both sides in a property sale. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a home in Sutton In Ashfield, and a Quittance solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Sutton In Ashfield to carry out your legal work.

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Conveyancing - Remortgaging a property in Sutton In Ashfield

Whilst there are many reasons to consider remortgaging, homeowners usually remortgage a home to benefit from a lower interest rate.

You can benefit from a lower rate faster with a more efficient conveyancing solicitor in Sutton In Ashfield, reducing the time the conveyancing takes to complete. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing your preferred rate.

A property lawyer will act for both you and the new lender to ensure the interests of the lender are covered.

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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