Updated: October 12, 2018

Towcester conveyancing solicitor fees

No Move, No Fee conveyancing in Towcester

Conveyancing solicitor fees are what you pay to your Towcester conveyancing solicitor for carrying out the legal work for a property transaction.

How are Towcester conveyancing fees calculated?

We work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Towcester who will work on a cost per hour basis. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like leasehold information packs or HMLR fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Towcester cost in total?

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

There are no hidden costs or surprises to be paid with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Towcester

As a key part of the conveyancing for a property purchase, the conveyancing solicitor in Towcester will carry out due diligence on the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.

The purchaser's solicitor will give advice following their enquiries, deal with any legal problems and ensure that the full legal ownership is transferred.

This section considers the aspects of the legal process for conveyancing solicitors in Towcester where additional expertise is critical.

Your Towcester conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a major lender such as the HSBC, to a less common mortgage lender like Atom Bank. Before you select a Towcester conveyancing solicitor, it is paramount that you confirm that they are on the approved solicitor panel of your lender.

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

Under these circumstances, the lender will need a second firm to carry out the legal work, and you will usually need to pay this alternate lawyer's costs. Resulting delays can jeopardise the whole purchase.

Failing to check your conveyancing solicitor's lender panel status could mean serious delays.

Quittance Conveyancing are approved members of all lender panels.

Residential Property Searches (South Northamptonshire Council)

Searches are submitted by Towcester conveyancing solicitors to identify any broader issues that might affect how much your home will be worth. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More pertinent searches, such as a more detailed flood report or a more detailed environmental report, may also be referred to depending on the contents of the standard searches.

The estimated turnaround time for Local Authority searches ordered from South Northamptonshire Council is 6 weeks. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Your conveyancing solicitor will request an Official Copy of the Title Register from HMLR. This will help to reveal any issues. These issues could include discrepancies with the filed plan or that a restrictive covenant has been breached.

South Northamptonshire Council Tax

The council tax paid by a homeowner is based on a number of factors which include the size of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, for an average Valuation Band C house in Towcester, the amount of council tax would be £1,531.

A conveyancing solicitor in Towcester will inform a purchaser 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 £1,149.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if the property is armed forces accommodation. New build properties are assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band South Northamptonshire Tax (2018)
A £1,149
B £1,340
C £1,531
D £1,723
E £2,106
F £2,489
G £2,872
H £3,446

Can I challenge my valuation?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Northgate House
59-77 Sheep St
Northampton
NN1 2LL
Northamptonshire

Stamp Duty on Towcester properties

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

Quittance's investment in the latest case management system means that HMRC filing late filing penalties are a thing of the past.

See examples for typical local properties:

  Average sale price (2017) SDLT
Average price £342,076 £7,103.80
Average price (detached) £434,872 £11,743.60
Average new build £393,632 £9,681.60
Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. Therefore, if a homeowner in Towcester bought a second home for the average price of £342,076 the SDLT would be £27,366.08.

Stamp duty relief for first-time buyers in Towcester

Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000.

Towcester conveyancing solicitors will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Towcester

New build site

It is estimated that over 100,000 homeowners in the UK have property leases with unreasonable terms. The many potential traps lying in wait for the unsuspecting purchaser could include sinking fund issues, exponential ground rents and unreasonable lease extension premiums.

Bad or incomplete leasehold advice, from a conveyancing solicitor lacking in specialist knowledge, can have serious consequences.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Towcester will consider potential leasehold issues, such as :

  • checking the lease itself
  • ground rents and service charges
  • reviewing correspondence between the freeholder and leaseholder
  • leases approaching 80 years remaining
  • residents' memoranda and articles of association

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Towcester?

House being built

The average value of a new build home in Towcester is £434,450, (Land Registry figures). 6 newly-constructed homes have been bought in Towcester in 2018 so far.

Acquiring a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a Towcester conveyancing solicitor should be aware of local factors and needs to check a range of issues, like dealing with lender conditions and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our highly qualified new build conveyancing team specialise in working to tight developer deadlines and representing buyers to achieve the best outcome.

Northamptonshire Conservation areas

Your conveyancing solicitor will need to check whether the residential property you are going to buy is in one of Towcester's conservation areas. If it is, the house will be affected by specific conditions. These building controls, called Article 4 Directions, could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Parts of Towcester are within a conservation area governed by the South Northamptonshire local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Towcester.

Conveyancing - Selling a property in Towcester

The conveyancing process on a sale of a home is much easier than when purchasing. With a purchase, caveat-emptor' means that the onus lies entirely with the buyer to establish that the title of the property is not legally defective.

Conversely, with a sale, conveyancing solicitors in Towcester acting for the current owner need only answer the purchaser's enquiries.

Why do sales fall through?

Homes will often come with many challenges (such as chancel repair liability or a solar panel 'rent a roof' scheme) which may delay the conveyancing process.

In general, you should address any such problems immediately.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold

The legal work for a leasehold flat or house is quite a lot more complicated than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Towcester must carry out additional tasks, including obtaining all relevant freeholder information or a common parts fire risk assessment.

To accelerate the handling of the leasehold work, it is strongly advised that you instruct a leasehold expert as soon as possible.

Can your conveyancing solicitors act for both sides?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations ban the same solicitor from working on behalf of both sides in a house sale.

You could instruct a property solicitor firm in Towcester to carry out your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Towcester conveyancing solicitor directory

  • Arnold Thomson Limited, 205 Watling Street West, Towcester, Northamptonshire, NN12 6BX
  • Shepherd & Co, 184 Watling Street East, Towcester, Northamptonshire, NN12 6DB

Conveyancing - Remortgaging a property in Towcester

Whilst there are many reasons to consider remortgaging, homeowners usually remortgage to get a more affordable interest rate.

Homeowners can benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Towcester. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing your preferred rate.

The property lawyer conducting the legal work should also be able to act for your chosen lender. Our conveyancing team are on all major UK lenders' panels, so whether you are changing to a cashback mortgage with Lloyds Bank or to a joint mortgage with the Manchester Building Society, our remortgage specialists can help.

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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