Updated: October 12, 2018

Ascot conveyancing solicitor fees

No Move, No Fee conveyancing in Ascot

Conveyancing solicitor fees will be paid to conveyancing solicitors in Ascot for carrying out the legal work for a property transaction.

Are Ascot conveyancing fees and costs fixed?

Some conveyancing solicitors in Ascot carry out the legal work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your conveyancing quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor 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 office copies and title plans or Stamp Duty Land Tax.

See: A guide to all conveyancing fees

How much will the total Ascot solicitor conveyancing fees be?

Whilst conveyancing fees in Ascot will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority Search fees can vary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ascot

Purchase conveyancing needs a Ascot conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. breached restrictive covenants) to subsidence affecting the future saleability of the property.

The conveyancer will report their findings back to the buyer and their mortgage lender, deal with any legal problems and register the title in the new owner's name.

The following examines those areas of the buying process for conveyancing solicitors in Ascot that need specialist knowledge.

Your Ascot conveyancing solicitor must be lender-approved

Before you select a Ascot conveyancing solicitor, it is very important that you make sure that they can act in the interests of your chosen lender, whether you are taking out a mortgage from NatWest, St James Place Bank or any other lender.

Your lawyer may be unable to act for your chosen lender, because some lenders are only prepared to work with a select panel of firms that meet strict criteria.

If this is the case, the lender will likely need a different law firm to act in their interests, and you will then have to cover this second solicitor's costs. The additional work can mean the process takes much longer.

Significant delays can occur if you fail to check your property solicitor's lender panel status.

Quittance Conveyancing can act for all lenders.

Property Searches (Windsor and Maidenhead Borough Council)

Searches will be applied for by Ascot conveyancing solicitors to help spot problems that might affect how much your home is worth.

Lenders also expect property searches (sometimes referred to as 'conveyancing searches') to be applied for. These include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Windsor and Maidenhead Borough Council
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitysome Ascot property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a highways authority search or a commons registration search, may also be referred to subject to the outcome of the initial searches.

The typical processing time for Residential property searches delivered by The Royal Borough of Windsor and Maidenhead is 4 weeks, so your conveyancer will recommend using a faster search agent.

Finding planning permissions

Your conveyancing solicitor will request the Title Register from the Land Registry, assisting with the identification of potential planning issues, for example rights or restrictions on how the property may be used or outbuildings lying outside the boundary.

Royal Borough of Windsor and Maidenhead Council Tax

Council tax is calculated by Royal Borough of Windsor and Maidenhead on property value and the number of people living in the property. For instance a house in the Royal Borough of Windsor and Maidenhead area in Valuation Band E would pay £1,558 per annum.

Ascot conveyancing solicitors will inform the buyer of the property's band once they are themselves notified.

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 £1,169.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or where an inhabitant is an 18 year old for whom child benefit is payable. Property built after 1991 is assessed and allocated a banding by the Valuation Office Agency.

Band Royal Borough of Windsor and Maidenhead Tax (2018)
A £850
B £992
C £1,133
D £1,275
E £1,558
F £1,842
G £2,125
H £2,550

Can I dispute my council tax rate?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
3rd Floor
Bridge House
1
Walnut Tree Close
Guildford
GU1 4AG
Surrey

Stamp Duty on Ascot properties

If a residential property is valued at over £125,000, the property buyer usually must pay SDLT. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing's case management system integrates with online tax return system to ensure that the SDLT is paid in full quickly.

See examples for average Ascot properties:

  Average sale price (2018 to date) SDLT
Average price £840,341 £32,017.05
Average price (detached) £1,459,720 £89,722.00
Average new build £1,698,860 £117,613.20
If you are buying a second home for over £40,000 then you will have to pay a higher rate of 3%. Following the example above, if a homeowner bought a second property in Ascot for the average price of £840,341 the SDLT would be £67,227.28.

Stamp duty relief for first-time buyers in Ascot

In 11/17, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000.

Ascot conveyancing solicitors will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Ascot

New build site

Over 100,000 property owners in England are trapped in property leases with unreasonable lease conditions. There are any number of potential traps that may be awaiting an uninformed buyer, including costly and undisclosed major works and exponential ground rents.

Misguided leasehold advice, from a conveyancing solicitor lacking in specialist knowledge, could lead to serious consequences.

A good conveyancing solicitor in Ascot will investigate aspects of the leasehold purchase, for example :

  • understanding regional and era-specific nuances of leases
  • dealing with landlords
  • current-year service charge estimates
  • leases approaching 80 years remaining
  • planned external works requiring scaffolding

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Ascot?

New build building site

The average purchase price of Ascot new build properties is £1,698,860. 2 brand new homes have been bought in Ascot in 2018 so far.

The legal side of acquiring a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Ascot conveyancing solicitor must be conscious of both region-specific factors and also should consider a range of factors, e.g. dealing with delays associated with off-plan and verifying rights of easements.

Our award-winning team of conveyancers are specialists in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Berkshire

When acting for the buyer of a home in Ascot, a conveyancing solicitor will need to confirm if the house is in a conservation area in Ascot. If it is, the house will be affected by certain building controls. Referred to as Article 4 directions, these building controls could include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

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.

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

Conveyancing - Selling a property in Ascot

Conveyancing for a sale of a house or flat usually requires less work than for a purchase. The buyer's solicitor conducts detailed research on the home. Conveyancing solicitors in Ascot acting for the seller mostly just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What factors could threaten your sale?

Obstacles, such as a solar panel 'rent a roof' scheme, can significantly hinder the conveyancing process if ignored.

Property specialists will almost always suggest to vendors that they tackle any such problems head on.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold property is quite a lot more complicated than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Ascot, including collating all relevant freeholder information or the minutes of the last AGM (if there is a management company).

So as to resolve any leasehold-related issues sooner, it is recommended that the seller instruct a conveyancer as soon as possible.

Can your conveyancing solicitors act for both parties?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a home in Ascot, and a Quittance conveyancing solicitor is doing the legal work for the other side, you can contact a local Ascot conveyancing solicitor firm to carry out your legal work.

Local Ascot conveyancing solicitor directory

  • Bonnetts Solicitors Limited, Suite 102, Berkshire House, 39-51 High Street, Ascot, SL5 7HY
  • Erhardt & Warnell, 59b High Street, Ascot, Berkshire, SL5 7HP
  • Sunningdale Lawyers, 13 Hermitage Parade, High Street, Ascot, Berkshire, SL5 7HE
  • Ascot Lawyers Ltd, Ascentia House, Lyndhurst Road, Ascot, Berkshire, SL5 9ED
  • K Law, The Old Court House, London Road, Ascot, Berkshire, SL5 7EN

Conveyancing - Remortgaging a property in Ascot

Benefitting from a lower interest rate to reduce monthly expenses is usually why homeowners decide to switch lenders. There are other reasons, including releasing capital to pay off other debts, or wanting to overpay when the lender refuses.

A good conveyancing solicitor in Ascot will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

In order to ensure that the parties' interests are protected, the property lawyer handling your remortgage will need to 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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