Updated: October 12, 2018

Basingstoke conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Basingstoke

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Basingstoke for handling the legal work for your move.

How are Basingstoke conveyancing fees calculated?

We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Basingstoke who offer services on a cost per hour basis. Your quote explains exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as indemnity insurance or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will conveyancing in Basingstoke cost in total?

Basingstoke conveyancing solicitor fees will not vary. However, there may be some variation in certain disbursements. For example, specific extra searches, such as transport searches, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Basingstoke

Basingstoke, the largest town in Hampshire, expanded in the 1960s from an old market town, to accommodate London overspill. Today, Basingstoke is an important economic centre and home to many company HQs, including the AA, Sun Life Financial and Palgrave Macmillan.

London is an easy 45 minute commute, yet the town is surrounded by stunning Hampshire countryside and pretty villages - including Highclere Castle, the setting for Downton Abbey. Its cultural, leisure and retail facilities make it an attractive place to settle for both young professionals and families.

Conveyancing for purchasers

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still carry out due diligence on a planned purchase.

A Basingstoke conveyancing solicitor will give advice following their enquiries, help with resolving any problems and ensure that the full legal ownership is transferred.

The content below examines those areas of the legal process for conveyancing solicitors in Basingstoke that demand specialised skills.

Your Basingstoke conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in Basingstoke, you must confirm that they are on the approved solicitor panel of your mortgage lender, whether you are taking out a mortgage from Barclays Bank, the Barnsley Building Society or any other lender.

Your conveyancer may be unable to act for your mortgage lender, because some mortgage lenders are only happy to work with a restricted panel of firms.

Under these circumstances, the lender will likely require an alternative firm to complete the legal work, and you will be expected to pay this second solicitor's costs. This can push back the completion date of the purchase.

Neglecting to check your property solicitor's lender panel status can mean serious delays.

Our conveyancing solicitors are on the panel of all mortgage lenders.

Residential Property Searches (Basingstoke & Deane Borough Council)

Property searches are submitted by Basingstoke conveyancing solicitors in order to identify problems that could reduce the value of the property you intend to buy.

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

Your lawyer will make you aware if your lender needs any further searches, e.g. a highways authority search or a disadvantaged area search.

Purchasers will have to endure a wait of roughly 5 weeks for Residential property searches obtained from Basingstoke & Deane Borough Council. As a result, regulated searches will be faster.

Checking planning status

Official Entries (or 'office copies') will also be obtained from HMLR by your conveyancing solicitor. This will help to expose any issues, for example outbuildings lying outside the boundary or limits on the development of the property.

Basingstoke & Deane Borough Council Council Tax

Council tax is calculated by Basingstoke & Deane Borough Council on property value and the number of people living in the property. E.g. a residential property in the Basingstoke & Deane Borough Council area in Tax Band D would pay £1,581 per annum.

Conveyancing solicitors in Basingstoke will inform a purchaser 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 £1,186.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is occupied solely by students.

Band Basingstoke & Deane Borough Council Tax (2018)
A £1,054
B £1,230
C £1,406
D £1,581
E £1,933
F £2,284
G £2,636
H £3,163

Is your new home in the wrong band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made, of which 20 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd
Reading
RG1 3ER
Berkshire

Stamp Duty on Basingstoke properties

If the purchase price of the house you intend to buy is over the £125k threshold, you must pay SDLT. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing ensure that the critical SDLT1 form is completed accurately and without delay.

The following table illustrates stamp duty examples for typical properties in Basingstoke:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £340,098 £7,004.90
Average price (detached) £493,380 £14,669.00
Average new build £210,960 £1,719.20

Stamp duty relief for first-time buyers in Basingstoke

For first-time buyers, stamp duty is only payable on purchases over £300k. If you already own another residence , anywhere in the world you will be subject to a 3% SDLT surcharge. So if a second property was bought for £340,098 then the stamp duty total will be £27,207.84.

Basingstoke conveyancing solicitors will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Basingstoke

New build site

Over 100,000 property owners in the UK have leases with unreasonable conditions. There are many legal issues that may be lying in wait for an uninformed buyer, including:

  • ground rent multipliers
  • unreasonable lease extension premiums
  • unreasonable managing agent fees
  • restrictions on the use of the property
Erroneous leasehold advice, from a conveyancing solicitor with only freehold experience, could lead to serious consequences.

If you intend to buy a house or flat with a lease, a experienced conveyancing solicitor in Basingstoke will consider possible leasehold issues, such as dealing with landlords, reviewing the lease itself (many leases are decades old) and leaseholder/freeholder disputes.

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Basingstoke?

House under construction

According to HM Land Registry data, the average price for a new build home in Basingstoke is £210,960. 12 new build houses and flats have been bought in Basingstoke in 2018 so far.

Purchasing a new build home requires specialist knowledge, compared to 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Basingstoke must be mindful of local Basingstoke issues and needs to check a range of issues, e.g. checking new build mortgage procedures are followed and verifying rights of access.

Our highly qualified new build team are specialists in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.

Conservation areas

Your conveyancing solicitor will confirm whether the residential property you are buying is in one of Basingstoke's conservation areas. If it is, the property will be affected by specific constraints. Referred to as Article 4 directions, these conditions may include a range of factors from restrictions on the addition of boundary walls, to restrictions on the use of external insulation.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

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

Conveyancing - Selling a property in Basingstoke

The legal process for a sale of a house or flat is generally simpler than when buying. The buyer's conveyancing solicitor will have to carry out a comprehensive legal review into the property's title and other legal aspects, whereas conveyancing solicitors in Basingstoke acting for the seller mostly just answers the purchaser's enquiries.

Why do sales fall through?

A property will frequently have complex issues (such as not having permission for alterations when in a conservation area or being situated on a flood plain) which may protract the sale conveyancing process.

You shouldn't ignore this, waiting to see if the problem is discovered. Instead, get legal advice and deal with it as quickly as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

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

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Basingstoke, including obtaining the latest service charge and ground rent statement or details of any consents for alterations.

To reduce leasehold-related delays, it is recommended that the vendor contact a solicitor as soon as the property is marketed, if not before,.

What if you are already acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, SRA regulations restrict the same solicitor from working on behalf of both sides in a house sale and purchase.

You may wish to contact a law firm in Basingstoke to undertake your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Basingstoke conveyancing solicitor directory

  • Bates Solicitors Limited, 8 Cross Street, Basingstoke, Hampshire, RG21 7DQ
  • Brain Chase Coles, Haymarket House, 20-24 Wote Street, Basingstoke, Hampshire, RG21 7NL
  • Eric Robinson Solicitors, 21 Chelsea House, Festival Place, Basingstoke, Hampshire, RG21 7JR
  • Clarke & Son LLP, Manor House, 8 Winchester Road, Basingstoke, Hampshire, RG21 8UG
  • Kjs Solicitors Limited, First Floor, 26 London Street, Basingstoke, Hampshire, RG21 7PG

Conveyancing - Remortgaging a property in Basingstoke

The main reason people remortgage is to lower their monthly repayments. There are other reasons to switch lenders or mortgage deals, for example consolidating loan repayments, or moving from a standard variable rate (SVR) to a fixed-rate.

A good conveyancing solicitor in Basingstoke can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for your new bank or building society. Our conveyancers are on the panel for all major lenders, so whether you are moving to a lifetime tracker mortgage with RBS or to a long-term fixed mortgage with the Market Harborough Building Society, our remortgage team can assist.

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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