Updated: October 12, 2018

West Bridgford conveyancing solicitor fees

No Move, No Fee conveyancing in West Bridgford

Conveyancing solicitor fees are the charges you pay to your West Bridgford conveyancing solicitor for the legal work associated with buying or selling a property.

Do West Bridgford conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in West Bridgford offer services on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will set out exactly what you will need to pay when your house or flat sale completes.

What are disbursements?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like office copies or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will the total West Bridgford solicitor conveyancing fees be?

Conveyancing solicitor fees in West Bridgford will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as a commons registration search, may be necessary and council search fees will vary.

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

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

Conveyancing - Buying a property in West Bridgford

There is now an obligation on a seller to disclose any property defects or disputes to the buyer.

It remains, however, the duty of a conveyancing solicitor in West Bridgford to investigate the property, and make their "report on title", solve outstanding issues and register the title in the new owner's name.

This part of the article discusses the kinds of residential property that involve additional hazards for people looking for conveyancing solicitors in West Bridgford for a purchase.

Your West Bridgford conveyancing solicitor must be lender-approved

There are many lenders, from a major lender such as the Nationwide Building Society, to a niche lender like Coutts. Before selecting a West Bridgford conveyancing solicitor, it is critical that you make sure that they can act for your lender.

Quite a few lenders will only work with a selected list (their 'panel') of firms that meet stringent criteria. If your solicitor can't act for your lender, the lender will likely require an alternative solicitor firm to act in their interests.

The buyer will then have to cover this alternative solicitor's fees and the conveyancing process could take much longer.

Neglecting to check the lender panel membership of your property solicitor can mean significant delays.

Our conveyancing solicitors are approved to act for all mortgage providers.

Conveyancing Searches (Rushcliffe Council)

Property searches are applied for by West Bridgford conveyancing solicitors to unearth any broader issues that could impact how much the property you are buying is worth.

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

Your lawyer will tell you if your chosen lender needs any additional searches, for example a highways authority search or an energy search.

The typical processing time for searches provided by Rushcliffe Council is 8 weeks. A local search provider will be able to provide this information faster.

Checking planning status

The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from HM Land Registry. This will help to identify potential planning issues, such as discrepancies with the filed plan or rights or restrictions on how the property may be used.

Rushcliffe Council Council Tax

As a homeowner in West Bridgford, 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. For example, the occupier of a Band B residential property in the Rushcliffe Council area would pay annual council tax of £1,470.

West Bridgford conveyancing solicitors will inform a buyer of the property's tax 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 £1,103.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if an occupier is an apprentice school leaver or YTS trainee. Property built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Rushcliffe Council Tax (2018)
A £1,260
B £1,470
C £1,680
D £1,890
E £2,310
F £2,731
G £3,151
H £3,781
Contact the VOA for more information on how to challenge your tax band:

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

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

Stamp Duty on West Bridgford properties

Stamp duty works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value house. Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

The following table illustrates SDLT examples for average properties in Nottinghamshire:

  Average selling price (2017) Stamp Duty
Average price £195,058 £1,401.16
Average price (detached) £271,608 £3,580.40
Average new build £230,252 £2,105.04
If you are buying a second home for over £40,000 then you will have to pay an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second home in West Bridgford for the average price of £195,058 the SDLT would be £9,752.90.

Stamp duty relief for first-time buyers in West Bridgford

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

Conveyancing solicitors in West Bridgford should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in West Bridgford

New build site

It is not recommended to buy a leasehold property without being aware of the facts. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting purchaser, such as:

  • excessive freehold premiums
  • increasing ground rents
  • incomplete management company accounts
Severe consequences can result from an inexperienced conveyancing solicitor's misguided leasehold advice.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in West Bridgford will consider potential leasehold issues, such as dealing with freeholders and managing agents, sometimes ancient and arcane lease documents and unexpired lease terms.

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

Buying a 'New Build' property in West Bridgford?

House under construction

The average purchase price of West Bridgford new builds is £220,866. 73 new build houses and flats have been bought in West Bridgford in 2018 so far.

Buying a new build property is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a conveyancing solicitor in West Bridgford must be conscious of West Bridgford-specific factors and must consider a range of factors, including ensuring that new build mortgage conditions are met and handling withdrawal under the Consumer Code for Housebuilders.

Our highly qualified new build team are experts in helping the buyer get the best possible purchase terms and working to tight developer deadlines.

Nottinghamshire Conservation areas

Your conveyancing solicitor will check if the residential property you are purchasing is in one of West Bridgford's conservation areas. If it is, the house could be affected by certain conditions. These building controls, called Article 4 Directions, can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

The local authority can order any non-compliant alterations to a property to be changed or removed.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in West Bridgford.

Conveyancing - Selling a property in West Bridgford

The legal process for a sale of a house or flat is simpler than when purchasing. The buyer's solicitor will carry out a thorough investigation on the property and its legal title, whilst conveyancing solicitors in West Bridgford acting for the seller essentially just responds to enquiries made by the buyer's solicitor.

How to improve the odds of your sale going through

Common obstacles, like an issue with noisy neighbours, can jeopardise your home move if ignored.

In general, you should handle these issues without delay.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is significantly more complicated in comparison with a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in West Bridgford, such as obtaining an up-to-date service charge statement or any documents pertaining to a variation of the terms of the lease.

To reduce delays, it is recommended that you contact a leasehold-specialist lawyer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both the buyer and the seller in a single transaction?

SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a house or flat in West Bridgford, and a Quittance conveyancer is acting for the other side, you could contact a property solicitor firm in West Bridgford to carry out your legal work.

Local West Bridgford conveyancing solicitor directory

  • Clayton Mott, The Old Coach House, 27a Millicent Road, West Bridgford, Nottingham, Nottinghamshire, NG2 7PZ
  • Robert Barber & Sons, 46 Bridgford Road, West Bridgford, Nottingham, Nottinghamshire, NG2 6AP
  • Coxons, Bridgford Business Centre, 29 Bridgford Road, West Bridgford, Nottingham, Nottinghamshire, NG2 6AU
  • Massers Limited, Rossell House, Tudor Square, West Bridgford, Nottingham, Nottinghamshire, NG2 6BT
  • Rothera Sharp, 52 Rectory Road, West Bridgford, Nottingham, Nottinghamshire, NG2 6BU

Conveyancing - Remortgaging a property in West Bridgford

Benefitting from a lower rate to reduce monthly expenses is primarily why homeowners decide to switch lenders. There are other reasons, including wanting to borrow more, or the existing lender having refused a payment holiday.

An efficient conveyancing solicitor in West Bridgford will complete the conveyancing quickly, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can play a key role in getting the mortgage rate you want.

To make sure that the interests of the lender are covered, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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