Updated: October 12, 2018

Amesbury conveyancing solicitor fees

No Move, No Fee conveyancing in Amesbury

Conveyancing solicitor fees are the costs you pay to your Amesbury conveyancing solicitor for the legal work associated with moving home.

How are Amesbury conveyancing fees calculated?

Some conveyancing solicitors in Amesbury work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will set out what you will pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the legal 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. These include costs like telegraphic transfer fees or bankruptcy checks.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Amesbury cost in total?

Conveyancing solicitor fees in Amesbury will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a flooding search, may be needed.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, 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 fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Amesbury

As a key part of the conveyancing for a home purchase, the conveyancing solicitor in Amesbury will carry out due diligence on the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

The buyer's lawyer will offer professional advice following their enquiries, offer practical solutions and confirm that the legal title passes to the new owner.

This part of the article considers the property types that involve additional hazards for people searching for conveyancing solicitors in Amesbury for a purchase.

Your Amesbury conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from the Leeds Building Society, TSB or any other lender, before you choose a conveyancing solicitor in Amesbury you need to check that they can act on behalf of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some lenders will only work with a restricted panel of firms.

If this is the case, the lender will require a second solicitor firm to complete the legal work, and you will usually need to pay this alternate lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Not checking your property solicitor's lender panel status can mean serious delays.

Our solicitors can act for all lenders.

Property Searches (Wiltshire Council)

Residential property searches are enquiries made of public bodies by Amesbury conveyancing solicitors to highlight issues affecting your planned purchase.

Searches are primarily carried out to meet the mortgage lender's criteria, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as a highways search or a more detailed plan search, may also be recommended depending on the contents of the standard searches.

Purchasers should expect to wait around 16 weeks for Local Authority searches from Wiltshire Council, so your lawyer will recommend using quicker personal searches.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will source an 'Official Copy of the Title Register' from HM Land Registry, assisting with the identification of any potential issues, such as outbuildings missing from the title plan or the breach of a restrictive covenant.

Wiltshire Council Council Tax

The council tax paid by a homeowner is based on various criteria such as the size and layout of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance for an average Band B property in Amesbury, the council tax would be £1,383.

Amesbury conveyancing solicitors will inform a buyer of the home's council tax band as soon as 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 reduces the tax due to 75% which would equal £1,037.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the resident is living in long term residential care.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

Is your new home in the wrong band?

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
Overline House
Central Station
Blechynden Terrace
Southampton
SO15 1GW
Hampshire

Stamp Duty on Amesbury properties

When buying a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125,000. Doing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

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

See examples for average Wiltshire properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £304,418 £5,220.90
Average price (detached) £429,953 £11,497.65
Average new build £318,433 £5,921.65

Stamp duty relief for first-time buyers in Amesbury

Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300,000. Higher rates of SDLT apply to buyers of second home in the form of a surcharge of 3%. For example, if an existing homeowner bought a second home in Amesbury for the average price of £304,418 the SDLT would be £24,353.44.

Amesbury conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Amesbury

New build site

It is risky to buy a leasehold house or flat without knowing what you are getting into. The many potential traps lying in wait for the unsuspecting purchaser could include:

  • sinking fund issues
  • unreasonable ground rents
  • short leases
Severe consequences can result from a less-experienced solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Amesbury will investigate aspects of the leasehold purchase, including share of freehold complexity, possible service charge shortfalls and reviewing the lease itself (some documents can be centuries old).

Make sure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Amesbury?

House being built

The average purchase price of a new build home in Amesbury is £353,411. 33 newly-constructed homes have been bought in Amesbury in 2018 so far.

The legal work for buying a new build home can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Amesbury must be conscious of both region-specific considerations and also should check a range of issues, e.g. handling unreasonable delays and negotiating new build contracts.

Our team of new build conveyancers deliver an expert assessment of the legal status of the property, looking out for issues like the home's future mortgageability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Wiltshire Conservation areas

Your conveyancing solicitor will need to check whether the property you are purchasing is in a conservation area in Amesbury. If it is, the home will be affected by certain restrictions. These conditions, referred to as Article 4 Directions, may include:

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

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Amesbury.

Conveyancing - Selling a property in Amesbury

The legal work involved in a house sale usually requires less work than when buying. With a purchase, caveat-emptor' means that the onus lies entirely with the buyer to validate that the home they are buying can be mortgaged and is free from legal issues.

On the other side of the transaction, conveyancing solicitors in Amesbury acting for the person selling just answer questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

A home can be burdened by a range of legal problems (such as not having appropriate warranties or issues with neighbours' rights over the property) that might frustrate a sale for weeks (or more).

Don't bury your head as it is the buyer's solicitor's job to spot problems. Instead, you should seek out professional help and attempt to resolve it ASAP.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold

The legal work for a leasehold flat (leasehold houses are uncommon) is much more specialised than for a more straightforward freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Amesbury, such as getting the latest service charge and ground rent statement, through to a copy of any notices served on the leaseholder.

In order to resolve any leasehold difficulties faster, it is strongly advised that the seller instruct a conveyancer as soon as the decision is made to sell.

Can your conveyancing solicitors act for both parties?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale.

You could instruct a property solicitor firm in Amesbury to carry out your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Amesbury

By far the most common reason homeowners remortgage their home is to reduce the monthly repayments. There are also other reasons to remortgage, including the current mortgage deal coming to an end, or releasing funds to help kids get on the property ladder.

Homeowners will typically be able to benefit from a lower rate sooner with a more proactive conveyancing solicitor in Amesbury. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

The property lawyer handling the remortgage should also be able to act for your preferred lender. Quittance Conveyancing are on the panel for all major lenders. So whether you are changing to a flexible mortgage with Britannia or to a joint mortgage with the Darlington 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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