Updated: October 12, 2018

Wigston conveyancing solicitor fees

No Move, No Fee conveyancing in Wigston

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Wigston for carrying out the legal work for a property transaction.

Are Wigston conveyancing fees and costs fixed?

Some conveyancing solicitors in Wigston offer services on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. We work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote will set out exactly what you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as managing agent fees or bankruptcy searches.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Wigston cost?

Conveyancing solicitor fees in Wigston will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, council search fees will vary and specific extra searches, e.g. utilities searches, may be necessary.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Wigston

The conveyancing for a property buyer will need the conveyancing solicitor in Wigston to consider a wide range of issues. Examples of such issues can range from local planning restrictions to subsidence affecting the mortgageability of the home.

The property lawyer will feed the results of their enquiries back to the buyer and their lender, offer practical solutions and make sure that the title is registered in the name of the new buyer.

This section provides advice to assist buyers who want conveyancing solicitors in Wigston.

Your Wigston conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a less common mortgage lender like Paragon, to a large lender such as Sainsbury's Bank. Before you appoint a conveyancing solicitor in Wigston, whoever you choose, it is paramount that you confirm that they are on the approved panel of your chosen lender.

The majority of lenders will only work with a selected list (their 'panel') of legal firms. If your conveyancer can't act for your chosen lender, the lender will require a second legal firm to complete the legal work.

The home buyer will usually need to pay this alternate lawyer's costs, and weeks could be added to the conveyancing process.

Failing to check your conveyancer's lender panel status can mean significant delays.

Quittance Conveyancing are approved members of all lender panels.

Residential Property Searches (Oadby & Wigston District Council)

Residential property searches are questions asked of various bodies by Wigston conveyancing solicitors to give details about the property being purchased. They include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Your solicitor will notify you if your lender requires any further searches, such as an HS2 search or a disadvantaged area search.

Oadby & Wigston District Council has an estimated turnaround time of 14 weeks for Residential property searches, so personal (as opposed to official) searches will be faster.

Planning searches

The buyer's conveyancing solicitor will apply for an 'Official Copy of the Title Register' from HMLR. This will help to highlight potential planning issues, such as limits on the development of the property or discrepancies between the property boundaries and the title plan.

Oadby & Wigston District Council Council Tax

As a homeowner in Wigston, 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, a home in the Oadby & Wigston District Council area in Band E would pay £2,108 per annum.

Wigston conveyancing solicitors will inform the purchaser of the home's tax band after this is confirmed by the searches.

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 £1,581.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where an occupation is prohibited by law such as a compulsory purchase order. Property built after 1991 is assessed by the Valuation Office Agency (VOA).

Band Oadby & Wigston District Council Tax (2018)
A £1,150
B £1,341
C £1,533
D £1,725
E £2,108
F £2,491
G £2,874
H £3,449

Is it possible to appeal?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Enkalon House
86-92 Regent Rd
Leicester
LE1 7DD
Leicestershire

Stamp Duty on Wigston properties

Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

The current Stamp Duty Land Tax threshold for residential properties is £125k.

Quittance's specialist post-completion team will ensure that the complicated SDLT1 form is completed and submitted to HMRC without delay.

See examples for Wigston properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £182,266 £1,145.32
Average price (detached) £270,853 £3,542.65
Average new build £199,842 £1,496.84
Following the autumn budget statement, second home buyers have had to pay a 3% stamp duty surcharge. E.g. if a second property was bought for £182,266 then the SDLT including the surcharge would be £9,113.30. .

Stamp duty relief for first-time buyers in Wigston

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in Wigston will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wigston

New build site

The drawbacks of leasehold property ownership remain of serious concern. Spiralling ground rents, incomplete management company accounts and onerous covenants are but a few of the many traps lying in wait for an uninformed buyer.

Serious consequences can result from an inexperienced conveyancer's erroneous leasehold advice.

A specialist conveyancing solicitor in Wigston will address aspects of leasehold, e.g. :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • managing agent or landlord enquiries
  • ground rents and service charges
  • complaints from neighbours
  • short leases

Ensure that you are fully-informed regarding your planned purchase thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Wigston?

New build site

According to HM Land Registry data, the average value of Wigston new build properties is £199,842. 18 new build homes were purchased in Wigston last year.

A new-build conveyancing solicitor in Wigston needs to be conscious of local Wigston factors and the extra complexities of new build, such as checking planning conditions have been fulfilled and checking the suitability of new build insurance.

Our conveyancing team are specialists in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in Leicestershire

Your conveyancing solicitor will confirm whether the residential property you are planning to buy is in one of Wigston's conservation areas. If it is, the home could be affected by certain restrictions. These conditions could include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

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

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

Conveyancing - Selling a property in Wigston

The legal work involved in a property sale is more straightforward than for a purchase. The buyer's conveyancing solicitor needs to carry out a thorough legal appraisal on the home, whereas conveyancing solicitors in Wigston acting for the seller merely answers the buyer's questions.

What can sellers do to minimise the risk of your sale falling through?

Homes can be burdened by a range of legal problems (e.g. an issue with noisy neighbours or problems with a party wall agreement) which may hinder a sale.

You shouldn't ignore this, trusting that the issue won't be discovered, instead get legal advice and attempt to resolve it at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The legal work for a leasehold flat (houses are rarely leasehold) is significantly more involved than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Wigston will need to conduct additional tasks, for example getting the latest service charge and ground rent statement, through to details of any deed of variation.

You should seriously consider instructing a property lawyer as soon as possible to reduce delays associated with leasehold property. Some Managing agents are painfully slow to respond.

What if Quittance is already acting for the other side?

SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Wigston, and we are acting for the other side, you may want to instruct a property solicitor firm in Wigston to undertake your legal work.

Local Wigston conveyancing solicitor directory

  • Lawson West Solicitors Limited, 44 Long Street, Wigston, Leicestershire, LE18 2AH

Conveyancing - Remortgaging a property in Wigston

Benefitting from a better rate of interest to reduce monthly expenses is generally why people remortgage. There are other reasons, including releasing funds to help pay for home improvements, or the existing lender having refused a payment holiday.

A good conveyancing solicitor in Wigston can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when securing your preferred rate.

It is critical that your property lawyer can also represent the new bank or building society. Our conveyancing team are on all major lenders' panels, so no matter whether you are changing to a tracker with Santander or to a fixed-rate mortgage with the Leeds 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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