Updated: October 12, 2018

Bedworth conveyancing solicitor fees

No Move, No Fee conveyancing in Bedworth

Conveyancing solicitor fees are what you pay conveyancing solicitors in Bedworth for the legal work involved in moving home.

How are Bedworth conveyancing fees calculated?

Our conveyancers work on a fixed No Move, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Bedworth who offer services on an hourly-rate basis. Your conveyancing quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor 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 Stamp Duty Land Tax or landlord's notice fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Bedworth cost in total?

Although conveyancing fees in Bedworth will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and specific extra searches, such as a commons registration search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. To calculate the conveyancing fees for your move, 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 Bedworth

When carrying out the legal work for a homebuyer, the Bedworth conveyancing solicitor will carry out due diligence on the tenure and investigate the property's title and feed the results of their enquiries back to the buyer.

Once their enquiries are complete the conveyancer will offer professional advice and will solve outstanding issues and ensure that the full legal ownership is transferred.

This part of the article considers the property types that could involve extra risk for homebuyers who want conveyancing solicitors in Bedworth.

Your Bedworth conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a major lender such as TSB, to a less common mortgage lender like Coutts Finance. Before you instruct a conveyancing solicitor in Bedworth, it is essential that you check that they are approved by your lender.

Most lenders only accept a selected list (known as a 'panel') of firms that meet strict criteria. If your solicitor can't act for your lender, the lender will need a second law firm to complete the legal work.

The buyer will be expected to pay this alternate solicitor's fees and the conveyancing process could take much longer.

Delays can arise if you do not check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved to act for all banks and building societies.

Nuneaton & Bedworth Council searches

Property searches are carried out by Bedworth conveyancing solicitors to help spot any pertinent information that could affect the value of the property you are purchasing.

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

More specific searches, such as a radon gas search or a more detailed environmental report, may also be referred to in the standard search results.

Buyers could experience a delay of up to 4 weeks for property searches ordered from Nuneaton & Bedworth Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be applied for from HM Land Registry by the conveyancing solicitor acting for the purchaser, assisting with the identification of any potential issues. Examples of these include outbuildings lying outside the boundary or the breach of a restrictive covenant.

Nuneaton & Bedworth Council Tax

The council tax paid by a homeowner is based on a variety of factors that include the layout of the property and the value of the property. E.g. for an average Band D property in Bedworth, the tax would be £1,795.

A conveyancing solicitor in Bedworth will inform a purchaser of the home's council tax band once they are themselves notified.

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 £1,346.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee.

Band Nuneaton & Bedworth Tax (2018)
A £1,196
B £1,396
C £1,595
D £1,795
E £2,193
F £2,592
G £2,991
H £3,589

A homeowner can apply for their property to be reassessed. A refund may be due if the property is awarded a lower band. To appeal contact:

Valuation Office Agency
5th Floor
Sherbourne House
Manor House Drive
West Midlands

Stamp Duty on Bedworth properties

After a residential property sale has completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125k.

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

See stamp duty examples for homes in Bedworth:

  Average sale price (2017) Stamp Duty
Average price £169,389 £887.78
Average price (detached) £256,080 £2,804.00
Average new build - -

Stamp duty relief for first-time buyers in Bedworth

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Bedworth for the average price of £169,389 the SDLT would be £8,469.45.

Conveyancing solicitors in Bedworth will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Bedworth

New build site

Buying a leasehold home if you are unaware of the facts can be costly. Ground rent multipliers, sub-letting restrictions and unpaid service charges by the existing leaseholder are only some of the many traps awaiting an uninformed purchaser.

Serious consequences can result from an inexperienced lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a property with a lease, a good conveyancing solicitor in Bedworth will investigate aspects of the leasehold purchase, for example :

  • sometimes ancient and arcane lease documents
  • dealing with landlords
  • service charges, ground rents and buildings insurance arrangements
  • freeholder granted consents under the lease

Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Bedworth?

House being built

According to data gathered by HM Land Registry, - new build properties -. The average price for new build property in Bedworth is -.

The legal work for purchasing a new build is frequently more involved than other types of conveyancing. Therefore a Bedworth conveyancing solicitor must be aware of local factors and needs to consider a range of factors, like ensuring that new build mortgage conditions are met and dealing with incomplete service connection agreements.

Our team of new build conveyancers deliver an expert appraisal of the legal title of the house or apartment, paying close attention to concerns like the home's subsequent marketability and possible freehold acquisition traps.

Warwickshire Conservation areas

When acting for the buyer of a home in Bedworth, a conveyancing solicitor will check if the home is in a conservation area in Bedworth. If it is, the house could be affected by specific constraints. These constraints, called Article 4 Directions, may include anything from restrictions preventing the addition of frontal sloping rooflights, to limits on the use of cladding.

If a property is in breach, the owner could be instructed to pay for the property to be changed back to the state it was in before the recent alterations, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Bedworth

The legal side of a sale of a house or flat is more straightforward than when purchasing. For a house purchase, the burden is solely on the buyer to establish that the property's title does not have any legal issues.

Conversely, with a sale, conveyancing solicitors in Bedworth acting for the seller effectively just answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

Homes can face a range of possible issues (for example tree preservation orders) that can derail your home move.

It is almost always advisable for sellers to handle such issues without delay.

Further reading:

Read more helpful advice for sellers here.


The legal work for a leasehold property is significantly more involved than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Bedworth will usually undertake additional work, such as sourcing all relevant freeholder information or any details of rules covering common parts that are not contained in the lease.

To reduce delays, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as possible.

Can Quittance conveyancers act for both parties?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA regulations restrict a single conveyancing solicitor from acting on both sides in a property sale.

You could instruct a property solicitor firm in Bedworth to carry out your legal work, if a Quittance conveyancer is acting for the other side.

Local Bedworth conveyancing solicitor directory

  • John Mohamed & Co Limited, Elliott House, Rye Piece Ringway, Bedworth, Warwickshire, CV12 8JH

Conveyancing - Remortgaging a property in Bedworth

Securing a better rate is usually why homeowners decide to switch lenders. There are other reasons, for example the existing lender having refused a payment holiday, or borrowing more to help pay for an extension.

Homeowners can benefit from a lower rate faster with a more proactive conveyancing solicitor in Bedworth. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

The property lawyer carrying out your remortgage should also be able to act for your new bank or building society. Our conveyancers are on the panel for all major lenders, so no matter whether you are changing to an interest-only mortgage with the Halifax or to a joint mortgage with the Market Harborough 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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