Updated: October 12, 2018

Uttoxeter conveyancing solicitor fees

No Move, No Fee conveyancing in Uttoxeter

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

Are Uttoxeter conveyancing fees and costs fixed?

Some conveyancing solicitors in Uttoxeter carry out the legal work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like leasehold information packs or Land Registry fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Uttoxeter cost in total?

Uttoxeter conveyancing solicitor fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as transport searches, may be necessary and council search fees will vary.

With Quittance, there are no hidden fees or surprises in the small print. For standard conveyancing transactions, the fees we quote are the fees 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 Uttoxeter

The conveyancing for a homebuyer requires a conveyancing solicitor in Uttoxeter to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. breached restrictive covenants) to the mortgageability of the property itself.

The solicitor will feed the results of their enquiries back to the buyer and their mortgage lender, iron out any legal issues and register the new owner's title at the Land Registry.

The content below provides invaluable advice for people who want conveyancing solicitors in Uttoxeter for a purchase.

Your Uttoxeter conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a financial institution like the Darlington Building Society, to a large lender such as Lloyds Bank. Before you instruct a Uttoxeter conveyancing solicitor, whoever you choose, it is essential that you check that they are on the approved solicitor panel of your lender.

Your solicitor may be unable to act for your lender, because some mortgage lenders will only work with a select group (often referred to as a 'panel') of law firms.

Should this be the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will usually need to pay this second solicitor's fees. The additional work can mean the process takes much longer.

Not checking the lender panel status of your lawyer could jeopardise the sale.

Quittance Conveyancing are approved to act for all mortgage lenders.

East Staffordshire Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of public bodies by Uttoxeter conveyancing solicitors to provide information about your new home. They include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Your conveyancer will notify you if your mortgage lender wants any more searches, for example a Crossrail search or a contaminated land report.

The typical processing time for searches delivered by East Staffordshire Borough Council is 12 weeks, so it will be worthwhile to use a quicker private search company.

Planning issues

Official Entries will also be ordered from HM Land Registry by the conveyancing solicitor acting for the buyer, assisting with the identification of planning issues. These issues could include restrictive covenants governing the use of the property or outbuildings missing from the title plan.

East Staffordshire Borough Council Council Tax

Council tax is calculated by East Staffordshire Borough Council on property value and the number of people living in the property. For instance for an average Tax Band D home in Uttoxeter, the amount due would be £1,687.

Uttoxeter conveyancing solicitors will inform the buyer of the home's council tax band once they are themselves 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 £1,265.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person. Newer homes are assessed by the Valuation Office Agency and allocated a banding.

Band East Staffordshire Borough Council Tax (2018)
A £1,124
B £1,312
C £1,499
D £1,687
E £2,061
F £2,436
G £2,811
H £3,373

Are you about you buy a home in the wrong council tax band?

To challenge your banding contact:

Valuation Office Agency
Blackburn House
Old Hall St
Stoke-On-Trent
ST1 3BS
Staffordshire

A homeowner can ask for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Uttoxeter properties

Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

SDLT will need to be paid by the homebuyer on properties sold for more than £125k in England and Wales.

Quittance use smart case management systems to ensure that mistakes are not made on the stamp duty process.

See examples for local properties:

  Average selling price (2017) SDLT
Average price £220,662 £1,913.24
Average price (detached) £319,875 £5,993.75
Average new build £305,359 £5,267.95

Stamp duty relief for first-time buyers in Uttoxeter

In November 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the home is not rented out. E.g. if a second property was bought for £220,662 then the SDLT including the surcharge would be £11,033.10. .

Uttoxeter conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Uttoxeter

New build site

Recent media reports have suggested that more than of 100,000 UK property owners have property leases with unreasonable lease clauses. Doubling ground rents, unfair clauses in the lease and unreasonable managing agent fees are among the many common complications lying in wait for an uninformed purchaser.

Severe consequences can result from an inexperienced property lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to purchase a leasehold property, a expert conveyancing solicitor in Uttoxeter will investigate aspects of the leasehold purchase, such as reviewing the lease itself (some leases are over 100 years old), managing agent practices and service charge records from the last three years.

Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Uttoxeter?

Building site

1 newly-constructed homes have been bought in Uttoxeter in 2018 so far, based on data published by HMLR. The average value of a new build home in Uttoxeter is £285,995.

A new-build conveyancing solicitor in Uttoxeter must be mindful of Uttoxeter-specific considerations and the extra complexities associated with new build, such as investigating developer incentives and investigating issues with drains and roads that serve the property.

Our highly qualified team of conveyancers are specialists in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.

Staffordshire Conservation areas

Whether you are buying a listed character property or a Regency townhouse, if the property is in a defined conservation area, any planned alterations to the property may not be accepted by East Staffordshire Borough Council.

These building controls can include anything from restrictions on the use of external insulation, to restrictions on replacing windows.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Parts of Uttoxeter lie within a East Staffordshire LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Uttoxeter.

Conveyancing - Selling a property in Uttoxeter

The conveyancing process on a property sale is normally less troublesome than for a property purchase. The buyer's conveyancing solicitor carries out extensive due diligence on the legal title of your home. Conveyancing solicitors in Uttoxeter acting for the vendor mostly just answers the purchaser's enquiries.

How to help your sale go through

A house or flat can be burdened by many challenges (e.g. chancel repair liability or not being connected to the water mains) that have the capacity to prolong a purchase for weeks.

Don't bury your head in the sand and hope the buyer's solicitor won't notice. Get advice and work to resolve it as soon as you can.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold property is a great deal more difficult compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Uttoxeter will need to conduct additional legal work. This can involve sourcing all relevant freeholder information or the minutes of the last AGM (if there is a management company).

You should instruct a lawyer as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.

Can your conveyancing solicitors act for both the buyer and the seller of the same house?

A CLC-regulated conveyancer can act for both parties. However, SRA rules restrict the same solicitor from acting on both sides in a house sale.

If you are buying or selling a house or flat in Uttoxeter, and a Quittance conveyancer is carrying out the legal work for the other side, you could contact a local Uttoxeter conveyancing solicitor firm to handle your legal work.

Local Uttoxeter conveyancing solicitor directory

  • Bowcock & Pursaill LLP, 9-11 Carter Street, Uttoxeter, Staffordshire, ST14 8HB
  • Ashley-shaun & Kemp Solicitors, 18 Carter Street, Uttoxeter, Staffordshire, ST14 8EU
  • Cowlishaw & Mountford, 90 High Street, Uttoxeter, Staffordshire, ST14 7JD
  • Nigel R Davis Limited, 58 High Street, Uttoxeter, Staffordshire, ST14 7JD

Conveyancing - Remortgaging a property in Uttoxeter

People remortgage for all sorts of reasons, including moving from a standard variable rate (SVR) to a fixed-rate, or releasing equity. The most common reason, however, is to benefit from a lower interest rate.

Homeowners can enjoy the benefits of a lower rate faster by using a more efficient conveyancing solicitor in Uttoxeter, reducing the time the conveyancing takes to complete. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

In order to ensure that the lender's capital is protected, the property lawyer will act for both you and your new lender.

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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