Updated: October 12, 2018

Biggleswade conveyancing solicitor fees

No Move, No Fee conveyancing in Biggleswade

Conveyancing solicitor fees are paid your Biggleswade conveyancing solicitor for the legal work involved in moving home.

Do Biggleswade conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Biggleswade who carry out the legal work on a price per hour basis. Your quote will set out what you will be charged when your property transaction has completed.

What are disbursements?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as managing agent fees or HMLR fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Biggleswade cost?

While conveyancing fees in Biggleswade will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, e.g. a mining search, may be necessary and Local Authority Search fees can vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard sale or purchase, what we quote is the fee you pay. 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 Biggleswade

In carrying out the conveyancing for a homebuyer, a conveyancing solicitor in Biggleswade will look into the title of the property and deliver their report on title to the purchaser.

The solicitor will give advice once their enquiries are complete, help with resolving any problems and register the title in the new owner's name.

This section discusses the property types that involve additional hazards for people searching for conveyancing solicitors in Biggleswade for a purchase.

Your Biggleswade conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche lender like Precise Mortgages or a major lender such as Virgin Money, before you choose a conveyancing solicitor in Biggleswade it is essential that you check that they are on the panel of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some mortgage lenders will only accept a selected list (their 'panel') of solicitors or licensed conveyancers.

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

Your property transaction could be jeopardised by failing to confirm your conveyancer's lender panel status.

Quittance Conveyancing can act for all mortgage providers.

West Berkshire Council searches and other searches

Property searches will be applied for by Biggleswade conveyancing solicitors to expose planning, development and environmental issues that might potentially affect how much your home is worth.

Searches are primarily performed to meet lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as an HS2 search or a commons registration search, may also be advised in the standard searches.

The estimated lead time for searches ordered from West Berkshire Council is 7 weeks, so faster personal searches will be recommended.

Finding planning permissions

Office copies will also be obtained by your conveyancing solicitor. This will help to reveal any issues. Examples of these include limits on the development of the property or outbuildings lying outside the boundary.

West Berkshire Council Council Tax

Council tax is calculated by West Berkshire Council on property value and the number of people living in the property. E.g. a residential property in the West Berkshire Council area in Valuation Band D would pay £1,773 per annum.

Biggleswade conveyancing solicitors will inform the buyer of the home's tax band as soon as they are 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 £1,330.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate.

Band West Berkshire Council Tax (2018)
A £1,182
B £1,379
C £1,576
D £1,773
E £2,167
F £2,561
G £2,954
H £3,545

What to do if you suspect your new home is incorrectly valued

A property owner can also apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To appeal contact:

Valuation Office Agency
Shaftesbury Rd

Stamp Duty on Biggleswade properties

If you are buying a residential property that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC. The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

The following table illustrates stamp duty examples for properties in Biggleswade:

  Average sale price (2017) Stamp Duty Land Tax
Average price £326,703 £6,335.15
Average price (detached) £439,736 £11,986.80
Average new build £373,531 £8,676.55

Stamp duty relief for first-time buyers in Biggleswade

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Higher rates of SDLT apply to buyers of second home in the form of a 3% SDLT surcharge. For example, if a property owner bought a second property in Biggleswade for the average price of £326,703 the SDLT would be £26,136.24.

Biggleswade conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Biggleswade

New build site

It is rarely a good idea to buy a leasehold home without knowing what you are getting into. Spiralling ground rents, undisclosed major works and short leases are only some of the many potential difficulties awaiting an uninformed buyer.

Erroneous leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial consequences.

If you are planning to purchase a leasehold property, a competent conveyancing solicitor in Biggleswade will investigate aspects of the leasehold purchase, such as leases approaching 80 years remaining, service charges and reviewing the lease itself (leases can be 10's or even 100's of years old).

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Biggleswade?

Building site

Based on Land Registry information, the average purchase price of Biggleswade new build homes is £433,598. 5 new builds have been bought in Biggleswade in 2018 so far.

Purchasing a new build is more involved than any other type of conveyancing. Therefore a Biggleswade conveyancing solicitor must be conscious of local Biggleswade factors and will need to investigate several key factors, such as helping with mortgage offer extension terms and administering Help to Buy purchases.

Our team of new build conveyancers deliver an independent assessment of the legal title of the house or apartment, looking out for issues like the home's future resaleability and potential freehold acquisition traps.

Bedfordshire Conservation areas

When acting for the purchaser of a property in Biggleswade, a conveyancing solicitor will confirm whether the house is in a conservation area in Biggleswade. If it is, the home will be affected by certain building controls. Called Article 4 directions, these building controls may include restrictions on replacing roof tiles, restrictions on the display of advertisements or restrictions on side or 2 storey extensions.

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

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

Conveyancing - Selling a property in Biggleswade

The legal process for a house sale is simpler than for a purchase. With a purchase, the principle of 'buyer beware' means that the onus is solely on the buyer to establish that the property is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Biggleswade acting for the current owner need only respond to the purchaser's enquiries.

What could jeopardise the conveyancing process?

A house or flat can face a range of potential complications (for example complexities where there is a 'share of freehold' or not being connected to the water mains) which may delay your home move.

Don't ignore the issue as it is highly unlikely that the problems won't be picked up - seek out professional help instead and work to resolve it ASAP.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold property is significantly more time-consuming in comparison with a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Biggleswade, for example getting the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).

Given the complexities of leasehold property, it is strongly advised that the vendor contacts a leasehold-specialist conveyancer as soon as possible.

Can Quittance conveyancers act for both sides?

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

If you are buying or selling a home in Biggleswade, and a Quittance conveyancer is doing the legal work for the other side, you can contact a property solicitor firm in Biggleswade to handle your legal work.

Local Biggleswade conveyancing solicitor directory

  • Bbw Law LLP, 2 London Road, Biggleswade, Bedfordshire, SG18 8EP
  • Woodwards, 3 High Street, Biggleswade, Bedfordshire, SG18 0JE
  • Motley & Hope, The Manor House, 11 Shortmead Street, Biggleswade, Bedfordshire, SG18 0AT

Conveyancing - Remortgaging a property in Biggleswade

Homeowners remortgage their home for a variety of reasons, such as releasing equity, or the existing lender having refused a payment holiday. The most common reason, however, is to secure a lower interest rate.

A proactive conveyancing solicitor in Biggleswade will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

The property lawyer carrying out your remortgage must also be able to act on behalf of your chosen mortgage provider. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are switching to a 95% mortgage with the NatWest or to a discounted-rate mortgage with the Swansea Building Society, our remortgage specialists 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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