Updated: October 12, 2018

Ulverston conveyancing solicitor fees

No Move, No Fee conveyancing in Ulverston

Conveyancing solicitor fees are paid to conveyancing solicitors in Ulverston for the legal work involved in moving home.

Are Ulverston conveyancing fees and costs fixed?

Some conveyancing solicitors in Ulverston carry out the legal work on a price per hour basis. Our conveyancers work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your quote explains what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as local authority searches or indemnity insurance.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Ulverston cost?

Though conveyancing fees in Ulverston will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote 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 Ulverston

When carrying out the legal work for a property purchase, a Ulverston conveyancing solicitor will examine the draft contract and investigate the property's title and report back in detail to the buyer and the lender.

Once their enquiries are complete the solicitor will offer professional advice and will make practical suggestions and register the new owner's title at the Land Registry.

The content below discusses the kinds of residential property that may carry risks for buyers looking for conveyancing solicitors in Ulverston.

Your Ulverston conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a large lender such as NatWest, to a niche lender like the Swansea Building Society. Before selecting a Ulverston conveyancing solicitor, you need to check that they are approved by your lender.

Quite a few lenders will only work with a select group (often referred to as a 'panel') of firms. If your solicitor cannot act for your lender, the lender will likely need a different legal firm to complete the legal work.

You will be expected to pay this substitute solicitor's fees, and the conveyancing process can take much longer.

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

Quittance Conveyancing can act for all lenders.

Residential Property Searches (South Lakeland District Council)

Residential property searches are applied for by Ulverston conveyancing solicitors in order to identify problems that could compromise how much your home will be worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specialised searches, such as a tin mining search or a disadvantaged area search, may also be advised depending on the contents of the standard searches.

South Lakeland District Council has an estimated processing time of 8 weeks for property searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Finding planning permissions

Official Entries (or 'office copies') will also be applied for from HM Land Registry by the purchaser's conveyancing solicitor. This will help to reveal any issues. These issues could include errors on the title plan or rights or restrictions on how the property may be used.

South Lakeland District Council Council Tax

South Lakeland District Council calculate council tax on Ulverston homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Valuation Band D house in Ulverston, the amount due would be £1,791.

Ulverston conveyancing solicitors will inform the buyer of the home's tax band once they are made aware.

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 (25%) would reduce the tax due to £1,343.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is owned by a charity and is unoccupied. New build property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band South Lakeland District Council Tax (2018)
A £1,194
B £1,393
C £1,592
D £1,791
E £2,189
F £2,587
G £2,985
H £3,582

Is it possible to appeal?

In the financial year 2016/17, 40 council tax challenges were made, and 10 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
Glynis House
25-27 Brogden St
LA12 7AT

Stamp Duty on Ulverston properties

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

If you are buying a property in England,Wales or Northern Ireland then stamp duty is payable on properties over £125k. In Scotland, the threshold is £145k.

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

This table sets out SDLT for average property in Ulverston:

  Average selling price (2017) Stamp Duty
Average price £227,129 £2,042.58
Average price (detached) £344,439 £7,221.95
Average new build £231,071 £2,121.42

Stamp duty relief for first-time buyers in Ulverston

In 11/17, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. Homeowners must pay a higher rate of SDLT when purchasing a second home. Following the example above, if a homeowner bought a second home in Ulverston for the average price of £227,129 the SDLT would be £11,356.45.

Conveyancing solicitors in Ulverston will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Ulverston

New build site

It is not recommended to buy a leasehold house or flat without being aware of the facts. The many potential complications awaiting an uninformed buyer could include:

  • unfair clauses in the lease
  • unreasonable managing agent fees
  • reversionary interests
  • spiralling ground rents
Serious financial ramifications can result from a solicitor's inaccurate leasehold advice.

If you are planning to purchase a property with a lease, a specialist conveyancing solicitor in Ulverston will address aspects of leasehold, for example dealing with freeholders and managing agents, reviewing the lease itself and flats in the same block with disparity between their leases.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Ulverston?

New build site

According to data compiled by the HM Land Registry, 1 new build houses and flats have been bought in Ulverston in 2018 so far. The average value of Ulverston new build homes is £237,000.

Acquiring a new build property is frequently more involved than other types of conveyancing. Therefore a Ulverston conveyancing solicitor needs to be mindful of local Ulverston issues and needs to check a range of issues, including squaring developer incentives with lenders and administering Help to Buy purchases.

Our team of conveyancers specialise in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Conservation areas in Cumbria

Whether you are going to buy a period cottage or a Victorian detached house, if the property is in a protected conservation area, your plans to alter the property might not be allowed by South Lakeland District Council.

These conditions, referred to as Article 4 Directions, may include a range of factors from restrictions on the use of cladding, to possible restrictions on solar panel positioning.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

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

Conveyancing - Selling a property in Ulverston

The legal process for a sale of a house or flat is simpler than for a purchase. The buyer needs to carry out a comprehensive legal review on the property and its legal title, whereas conveyancing solicitors in Ulverston acting for the seller effectively just replies to the solicitor's standard and additional enquiries.

How to help your sale go through

A property can be burdened by a broad spectrum of problems (for example previous or historic subsidence or having a defective lease) that have the capacity to threaten the completion of the conveyancing process.

Don't bury your head in the sand and hope the buyer's solicitor won't notice. Get advice, face the issues head on, and find a solution at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

Conveyancing for a leasehold property is much more complex in comparison with a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Ulverston, including collating the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

Vendors should instruct a conveyancer as early in the process as possible, and preferably before marketing the property, to reduce leasehold-related delays.

What if Quittance is already acting for the other side?

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

You may want to instruct a property solicitor firm in Ulverston to carry out your conveyancing, if we are acting for the other side.

Local Ulverston conveyancing solicitor directory

  • Denby & Co Solicitors Limited, Ellers House, Market Street, Ulverston, Cumbria, LA12 7LT
  • Hart Jackson & Sons, 8-10 New Market Street, Ulverston, Cumbria, LA12 7LW
  • Livingstons Solicitors Limited, 9 Benson Street, Ulverston, Cumbria, LA12 7AU
  • Poole Townsend Solicitors Ltd, 1 County Square, Ulverston, Cumbria, LA12 7LZ
  • Progression Solicitors Limited, 11 Queen Street, Ulverston, Cumbria, LA12 7AF

Conveyancing - Remortgaging a property in Ulverston

The main reason homeowners remortgage is to get a lower interest rate. There are a number of other reasons to consider remortgaging, for example consolidating debts, or moving to an offset mortgage.

You would typically benefit from a better rate earlier by using a more proactive conveyancing solicitor in Ulverston. They will work to shorten the processing time of the legal work. With rate rises hard to predict, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

It is important that the property lawyer undertaking the legal work can act for your preferred mortgage provider. Quittance Conveyancing are on all major lenders' panels. So no matter whether you are moving to a 100% mortgage with the NatWest or to a long-term fixed mortgage with the Buckinghamshire Building Society, Quittance 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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