Updated: October 12, 2018

Blandford Forum conveyancing solicitor fees

No Move, No Fee conveyancing in Blandford Forum

Conveyancing solicitor fees are the charges you pay your Blandford Forum conveyancing solicitor for the legal work for a home sale or purchase.

Are Blandford Forum conveyancing fees and costs fixed?

Some conveyancing solicitors in Blandford Forum work on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers 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 sale or purchase goes through.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as leasehold information packs or property searches.

See: A guide to all conveyancing fees

How much will conveyancing in Blandford Forum cost in total?

Though conveyancing fees in Blandford Forum will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a historic mining search, may be needed and council search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, 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's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Blandford Forum

The conveyancing for a home purchase will require the conveyancing solicitor in Blandford Forum to consider a wide range of issues. Examples of such issues are a defective title (e.g. missing easements) and proximity to mining works affecting the future saleability of the property.

The buyer's solicitor will report their findings back to the purchaser, assist in resolving any issues and ensure the title is transferred to the new owner.

This section of the article provides invaluable advice for people who need conveyancing solicitors in Blandford Forum for a purchase.

Your Blandford Forum conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche mortgage lender like the Swansea Building Society or a major lender such as Barclays Bank, before you instruct a Blandford Forum conveyancing solicitor it is very important that you make sure that they are on the panel of your lender.

Some banks and building societies are only prepared to work with a restricted group of firms. If your conveyancer can't act for your lender, the lender will require a different firm to act in their interests.

The home buyer will usually need to pay this alternate solicitor's fees, and the conveyancing process can take much longer.

Not checking the lender panel membership of your conveyancer can create problems and delays.

Quittance Conveyancing are approved to act for all mortgage lenders.

North Dorset District Council searches and other searches

Residential property searches are questions asked of various bodies by Blandford Forum conveyancing solicitors to identify information and potential issues affecting your new home.

Searches are primarily carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Homebuyers will be made aware if your mortgage lender requires any additional searches, e.g. a more detailed flood report or a commons registration search.

Buyers should expect to wait roughly 25 weeks for searches provided by North Dorset District Council. Your lawyer could instead use faster personal searches.

Checking planning status

The conveyancing solicitor acting for the buyer will also obtain official entries from the Land Registry. This helps to find planning issues. Examples of these include the title plan showing only very general boundaries or limits on the development of the property.

North Dorset District Council Council Tax

North Dorset District Council calculate your council tax based on a number of criteria which include the number of occupants aged over 18 and the value of the property as determined by the VOA in 1991. For example, the occupier of a Band C home in the North Dorset District Council area would pay annual council tax of £1,711.

Blandford Forum conveyancing solicitors will inform a buyer of the property's tax band once this is confirmed by the searches.

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 (25%) would reduce the tax due to £1,283.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if an occupier is an apprentice school leaver or YTS trainee. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band North Dorset District Council Tax (2018)
A £1,283
B £1,497
C £1,711
D £1,925
E £2,353
F £2,780
G £3,208
H £3,850

Can I challenge my valuation?

To challenge your banding contact:

Valuation Office Agency
Vespasian House
Bridport Rd
Dorchester
DT1 1PX
Dorset

From April 2016 to March 2017, 30 council tax challenges were made. 10 were approved and the tax was reduced.

Stamp Duty on Blandford Forum properties

SDLT will have to be paid by the buyer on properties sold for more than £125,000. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use legal case management system to ensure that SDLT is paid immediately after completion.

See table below for stamp duty examples for properties in Blandford Forum:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £309,959 £5,497.95
Average price (detached) £415,757 £10,787.85
Average new build £340,500 £7,025.00
Homeowners must pay a higher rate of SDLT when buying a second home. Therefore, if a homeowner in Blandford Forum bought a second home for the average price of £309,959 the SDLT would be £24,796.72.

Stamp duty relief for first-time buyers in Blandford Forum

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Blandford Forum conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Blandford Forum

New build site

It has been recently reported that over 100,000 property owners in England are trapped in leases with problematic terms. Ground rent multipliers, unpaid service charges by the existing leaseholder and unreasonable lease extension premiums are among the many common complications lying in wait for the unsuspecting buyer.

Severe consequences can result from a less-experienced property lawyer's failure to give good leasehold advice.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Blandford Forum will consider possible leasehold issues, e.g. unexpired lease terms, ground rents and service charges and reviewing the lease itself (leases can be 10's or even 100's of years old).

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Blandford Forum?

Building site

1 new build houses and flats have been bought in Blandford Forum in 2018 so far, according to local information gathered by the Land Registry. The average value of a new build home in Blandford Forum is £340,500.

Buying a new build property is frequently more involved than other types of conveyancing. Therefore a conveyancing solicitor in Blandford Forum must be conscious of local Blandford Forum factors and will need to report to clients on a number of issues, including handling the uncertainties of buying off plan and negotiating new build contracts.

Quittance Conveyancing deliver a specialist assessment of the property's legal status, paying close attention to factors ranging from the home's future marketability to likely freehold acquisition traps.

Conservation areas in Dorset

Whether you are looking for Tudor-style or Edwardian architecture, moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your home.

These constraints, referred to as Article 4 Directions, could include restrictions on replacing windows, restrictions on the use of cladding or restrictions on extensions normally within Permitted Development rights.

The local authority 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 Blandford Forum.

Conveyancing - Selling a property in Blandford Forum

Conveyancing for a house sale usually requires less work than when purchasing. The buyer's conveyancing solicitor will have to go through thorough due diligence on your home. Conveyancing solicitors in Blandford Forum acting for the seller mostly just responds to enquiries made by the buyer's solicitor.

What could jeopardise your home sale?

A home can be burdened by a range of legal issues (such as a dispute with a neighbour) which may jeopardise your move.

You shouldn't ignore this as it is the buyer's solicitor's job to spot problems. The best course of action is to seek out professional help, face the issues head on, and find a solution promptly.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

Conveyancing for a leasehold property is significantly more difficult in comparison with a freehold house.

Blandford Forum conveyancing solicitors will also carry out additional work, which could include collating the latest service charge and ground rent statement, through to details of any required deed of covenant.

It is strongly advised that you instruct a leasehold-specialist lawyer as soon as possible, potentially before putting the property on the market, to help contain and resolve any delays.

What if you are acting for the other side?

A conveyancer who is regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale.

You can contact a property solicitor firm in Blandford Forum to handle your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

Local Blandford Forum conveyancing solicitor directory

  • Kernon Kelleher Solicitors Limited, 7 Barnack Walk, Blandford Forum, Dorset, DT11 7AL
  • Bb Dorset Limited, Bunbury House, Stour Park, Blandford Forum, Dorset, DT11 9LQ
  • Blanchards Bailey LLP, Bunbury House, Stour Park, Blandford Forum, Blandford Forum, Dorset, DT11 9LQ
  • Blanchards Limited, Bunbury House, Stour Park, Blandford St. Mary, Blandford Forum, Dorset, DT11 9LQ
  • Lowe Legal Services, Cherokee, Blandford Hill, Winterborne Whitechurch, Blandford Forum, Dorset, DT11 0AA

Conveyancing - Remortgaging a property in Blandford Forum

Although there are many reasons to remortgage, people generally remortgage to get a lower interest rate.

An efficient conveyancing solicitor in Blandford Forum will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a critical factor in securing your preferred rate.

Your property lawyer needs to be able to act for the new bank or building society. Our conveyancing team are on all major lenders' panels, so whether you are changing to a fixed-rate mortgage with Bradford & Bingley or to a fixed-rate mortgage with the Monmouthshire 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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