Updated: October 12, 2018

Thornton Cleveleys conveyancing solicitor fees

No Move, No Fee conveyancing in Thornton Cleveleys

Conveyancing solicitor fees will be paid your Thornton Cleveleys conveyancing solicitor for carrying out the legal work for a property transaction.

How are Thornton Cleveleys conveyancing fees calculated?

Some conveyancing solicitors in Thornton Cleveleys work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your 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 the legal fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as telegraphic transfer fees or Stamp Duty.

See: Complete list of conveyancing fees

How much will conveyancing in Thornton Cleveleys cost in total?

Conveyancing fees in Thornton Cleveleys should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, such as a historic mining search, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Thornton Cleveleys

Purchase conveyancing requires a conveyancing solicitor in Thornton Cleveleys to consider a wide range of issues. Examples of such issues are problems with the property's title (e.g. adverse possession) and issues impacting on the future saleability of the home.

The buyer's solicitor will feed the results of their enquiries back to the purchaser, deal with any legal problems and register the new owner's title at the Land Registry.

This section of the article provides useful guidance for buyers searching for conveyancing solicitors in Thornton Cleveleys.

Your Thornton Cleveleys conveyancing solicitor must be lender-approved

Before selecting a Thornton Cleveleys conveyancing solicitor, you must confirm that they are approved by your mortgage lender, whether you are taking out a mortgage from NatWest, Handelsbanken or any other lender.

Some mortgage lenders only accept a selected list (known as a 'lender panel') of law firms that meet stringent criteria. If a solicitor is not on the panel of your mortgage lender, the lender will require a different firm to complete the legal work.

The buyer will be expected to pay this alternative lawyer's costs, and weeks could be added to the conveyancing process.

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

Quittance Conveyancing can act on behalf of all mortgage providers.

Wyre Borough Council searches

Residential property searches are applied for by Thornton Cleveleys conveyancing solicitors to help identify any wider issues that might undermine how much the property you are buying will be worth.

Searches are carried out primarily to meet lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a Crossrail search or a mining search, may also be recommended in the standard search results.

Buyers should expect to wait around 6 weeks for searches supplied by Wyre Borough Council, so your conveyancer will recommend using a faster search agent.

Planning searches

Office copies will also be obtained from HMLR by the buyer's conveyancing solicitor, helping to evidence any issues, such as right of access issues or the title plan showing only very general boundaries.

Wyre Borough Council Council Tax

As a homeowner in Thornton Cleveleys, 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. The occupier of a property in Band B, for example, would owe annual council tax of £1,362.

Conveyancing solicitors in Thornton Cleveleys will inform the buyer of the property's band as soon as they are notified.

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 £1,022.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student.

Band Wyre Borough Council Tax (2018)
A £1,168
B £1,362
C £1,557
D £1,752
E £2,141
F £2,530
G £2,920
H £3,504

Can I challenge the council tax banding?

In the financial year 2016/17, 40 council tax challenges were made, of which 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Mitre House
Church St
Lancaster
LA1 1HG
Lancashire

Stamp Duty on Thornton Cleveleys properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

Stamp Duty Land Tax will almost always need to be paid if the residential property being purchased is valued at over £125k.

HM Revenue & Customs objections are avoided using the latest integrated case management system.

This table sets out SDLT for property in Thornton Cleveleys:

  Average selling price (2017) Stamp Duty
Average price £145,120 £402.40
Average price (detached) £209,935 £1,698.70
Average new build £193,697 £1,373.94

Stamp duty relief for first-time buyers in Thornton Cleveleys

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Thornton Cleveleys for the average price of £145,120 the SDLT would be £7,256.00.

Conveyancing solicitors in Thornton Cleveleys should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Thornton Cleveleys

New build site

The pitfalls associated with buying a leasehold property are of serious concern. There are any number of potential traps that may be awaiting the unsuspecting purchaser, such as sub-letting restrictions and increasing ground rents.

Poor leasehold guidance, from a solicitor lacking in specialist knowledge, can have serious consequences.

A good conveyancing solicitor in Thornton Cleveleys will investigate aspects of the leasehold purchase, for example service charges, ground rents and buildings insurance arrangements, reserve funds and dealing with freeholders and managing agents.

Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Thornton Cleveleys?

New build site

According to data gathered by HMLR, the average purchase price of new build homes in Thornton Cleveleys is £193,697. 42 newly-constructed homes were purchased in Thornton Cleveleys last year.

A new-build conveyancing solicitor in Thornton Cleveleys must be familiar with local Thornton Cleveleys considerations and new build-specific issues, e.g. confirming right of way over drains and sewers and handling the uncertainties of buying off plan.

Our expert new build team provide an accurate and truly independent assessment of the legal status of the property, with close attention paid to issues ranging from onerous leasehold conditions to potential freehold acquisition traps.

Conservation areas in Lancashire

Your conveyancing solicitor will need to check whether the property you are purchasing is in one of Thornton Cleveleys's conservation areas. If it is, the home will be affected by certain building controls. These constraints could include anything from a prohibition on roof terraces, to restrictions on joinery colour choices.

If a property is in breach, you could be legally required (as the new owner) to pay for returning the property to a compliant state, 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 Thornton Cleveleys.

Conveyancing - Selling a property in Thornton Cleveleys

Conveyancing for a house sale is less complicated than for a property purchase. For a house purchase, the obligation lies entirely with the buyer to discover whether the title of the property they are buying is mortgageable and is (or can be) registered at the Land Registry.

With a sale, conveyancing solicitors in Thornton Cleveleys acting for the current owner for the most part just answer the buyer's questions.

Why do sales fall through?

Frequently occurring issues, such as being situated on an unadopted road, could jeopardise the sale process if not handled appropriately.

In the majority of cases, you should address these issues immediately.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat (houses are rarely leasehold) is much more protracted in comparison with a freehold house.

Conveyancing solicitors in Thornton Cleveleys will also need to carry out additional work, for example obtaining an up-to-date service charge statement, through to a copy of the lease.

In order to resolve any leasehold delays faster, it is highly recommended that the seller instruct a property lawyer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both the buyer and the seller of the same house?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in Thornton Cleveleys to carry out your conveyancing, if we are carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Thornton Cleveleys

The main reason people remortgage a home is to get a more affordable interest rate. There are also other reasons to switch lenders or mortgage deals, such as getting on to a new fixed-rate deal, or consolidating loan repayments.

A good conveyancing solicitor in Thornton Cleveleys will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is vital that the property lawyer carrying out the remortgage can represent the new mortgage provider. Our conveyancers are on the panel for all major UK lenders, so whether you are moving to a tracker with Bradford & Bingley or to a capped-rate mortgage with the Harpenden Building Society, our remortgage team 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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