Updated: October 12, 2018

Bembridge conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bembridge

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

Are Bembridge conveyancing fees and costs fixed?

Some conveyancing solicitors in Bembridge will work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like managing agent information or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees

How much will conveyancing in Bembridge cost in total?

Conveyancing solicitor fees in Bembridge will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, such as transport searches, may be necessary and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. To calculate the conveyancing fees for your move, 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 Bembridge

In carrying out the conveyancing for a homebuyer, a conveyancing solicitor in Bembridge will examine the draft contract and investigate the property's title and report back to the buyer and the lender.

The buyer's property lawyer will offer professional advice following their enquiries, help to fix or resolve any legal issues and make sure that the title is registered in the name of the new buyer.

The content below discusses elements of the buying process for conveyancing solicitors in Bembridge where specialist conveyancing skills may be helpful.

Your Bembridge conveyancing solicitor must be lender-approved

Before you select a Bembridge conveyancing solicitor, it is very important that you make sure that they can act in the interests of your chosen lender, whether you are obtaining a mortgage from Platform, TSB or any other lender.

Many banks and building societies are only prepared to work with a restricted panel of legal firms that meet strict criteria. If your conveyancer is unable to act for your chosen lender, the lender will probably need a second law firm to act in their interests.

The buyer will then have to cover this alternate solicitor's fees, and weeks could be added to the conveyancing process.

Neglecting to check the lender panel membership of your conveyancer could mean serious delays.

Quittance Conveyancing are on the panel of all banks and building societies.

Conveyancing Searches (Isle of Wight Council)

Searches are submitted by Bembridge conveyancing solicitors to help to identify any pertinent information that could possibly have an impact on how much your house or flat is worth. They include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Your solicitor will make you aware if your mortgage lender requires any more searches, for example a tin mining search or an energy search.

Isle of Wight Council has an estimated processing time of 10 weeks for Residential property searches, so your solicitor will instead apply for quicker personal searches.

Finding planning permissions

Official Entries (or 'office copies') will also be sourced from the Land Registry by the conveyancing solicitor acting for the buyer, helping to evidence any issues. These issues could include a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

Isle of Wight Council Council Tax

As a homeowner in Bembridge, 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 instance the occupier of a Valuation Band D property in the Isle of Wight Council area would pay annual council tax of £1,807.

A conveyancing solicitor in Bembridge will inform the purchaser of the property's tax band as soon as they are made aware.

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 £1,355.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is occupied solely by students. A new property is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Isle of Wight Council Tax (2018)
A £1,204
B £1,405
C £1,606
D £1,807
E £2,208
F £2,610
G £3,011
H £3,613

Can I challenge my valuation?

To appeal contact:

Valuation Office Agency
Broadlands House
Staplers Rd
Newport
PO30 2HX
Isle of Wight

From April 2016 to March 2017, 70 council tax challenges were made, and 30 were upheld and the tax was reduced.

Stamp Duty on Bembridge properties

Stamp Duty Land Tax will almost always need to be paid if the house being purchased is valued at over £125k. Doing the SDLT1 form yourself is hard and not for those unfamiliar with it.

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

The following table illustrates SDLT examples for typical properties in Bembridge:

  Average selling price (2017) Stamp Duty Land Tax
Average price £346,879 £7,343.95
Average price (detached) £419,522 £10,976.10
Average new build £188,000 £1,260.00

Stamp duty relief for first-time buyers in Bembridge

Relief is available on home purchases below £300,000 for first-time buyers. If you already own another home (including outside the UK)you will be subject to a higher rate of 3%. For example, if a property owner bought a second property in Bembridge for the average price of £346,879 the SDLT would be £27,750.32.

Conveyancing solicitors in Bembridge will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Bembridge

New build site

Purchasing a leasehold property if you are unaware of the facts is risky. There are many legal issues that may be lying in wait for an uninformed purchaser, including:

  • ground rent multipliers
  • overpriced managing agent packs
  • onerous clauses in the lease
Severe consequences can result from a less-experienced conveyancer's erroneous leasehold advice.

If you are planning to buy a leasehold property, a competent conveyancing solicitor in Bembridge will address aspects of leasehold, for example checking the lease itself, absent freeholders and current-year service charge estimates.

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Bembridge?

New build site

The average value of new builds in Bembridge is £188,000. 1 new build houses and flats were purchased in Bembridge last year.

A new-build conveyancing solicitor in Bembridge will need to be familiar with Bembridge-specific considerations and new build's additional complexities, e.g. handling initial Land Registry registration and working to tight developer deadlines.

Quittance Conveyancing deliver an expert assessment of the legal title of the house or flat, paying close attention to concerns like the home's subsequent marketability and likely freehold acquisition traps.

Conservation areas in Isle of Wight

Whether you are going to buy an 18th century stone cottage or a Regency townhouse, if the house is in a defined conservation area, any changes you can make to the house may not be accepted by Isle of Wight Council.

These restrictions, referred to as Article 4 Directions, could include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The local council 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 Bembridge.

Conveyancing - Selling a property in Bembridge

The legal work involved in a house sale is generally simpler than when purchasing. When property changes hands, the principle of 'buyer beware' means that the onus lies entirely with the buyer to satisfy themselves that the house or flat is legally sound and meets their mortgage lender's criteria.

Conversely, with a sale, conveyancing solicitors in Bembridge acting for the current owner need only respond to the buyer's solicitor's formal enquiries.

How to minimise the risk of your sale falling through

Properties can face many potential complications (such as Japanese Knotweed or having a defective lease) which could threaten the completion of a purchase.

It is usually advisable that sellers handle these issues without delay.

Useful reading:

Read more sale conveyancing articles here.

Selling a leasehold property

Conveyancing for a leasehold property is a great deal more technical compared to a freehold house.

Bembridge conveyancing solicitors will also carry out additional work, which could include sourcing managing agent information, through to a copy of the lease.

It would be prudent to instruct a lawyer as early in the process as possible, and preferably before marketing the property, to reduce leasehold-related delays.

Can your conveyancing solicitors act for both parties?

Conveyancers regulated by the CLC can act for both sides. However, SRA rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a local Bembridge conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Bembridge

Whilst homeowners consider remortgaging for a range of reasons, people usually remortgage their home to benefit from a lower interest rate.

A proactive conveyancing solicitor in Bembridge will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a key consideration when getting on to the rate you want.

To certify that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new bank or building society.

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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