Updated: October 12, 2018

Bletchley conveyancing solicitor fees

No Move, No Fee conveyancing in Bletchley

Conveyancing solicitor fees will be paid your Bletchley conveyancing solicitor for the legal work involved in moving home.

How are Bletchley conveyancing fees calculated?

Some conveyancing solicitors in Bletchley offer services on a cost per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote will explain exactly what you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any '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. These include costs like managing agent fees or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will conveyancing in Bletchley cost in total?

Though conveyancing fees in Bletchley will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. utilities searches, may be necessary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Bletchley

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property to the buyer and the estate agent.

It is, however, still the duty of the conveyancing solicitor in Bletchley to make enquiries about the property, report back in detail to the buyer and the lender, assist in resolving any issues and confirm that the Land Registry's record of the property is updated.

This article examines those parts of the legal process for conveyancing solicitors in Bletchley that require specialist knowledge.

Your Bletchley conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from Whistletree, TSB or any other lender, before selecting a conveyancing solicitor in Bletchley it is essential that you check that they are on the panel of your chosen lender.

Many mortgage lenders will only accept a restricted list (called a 'lender panel') of firms that match certain criteria. If your solicitor cannot act for your chosen lender, the lender will probably need a second legal firm to carry out the legal work.

The borrower will usually need to pay this alternate lawyer's fees and significant delays to your move could occur.

Failing to check the lender panel membership of your conveyancer can create problems and delays.

Our solicitors can carry out the legal work for all major and minor mortgage providers.

Residential Property Searches (Milton Keynes Council)

Residential property searches are enquiries made of government bodies by Bletchley conveyancing solicitors to provide information about your new home.

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

You will be made aware if your lender insists on any further searches, such as a highways authority search or a more detailed plan search.

Milton Keynes Council has an estimated turnaround time of 14 weeks for Local Authority searches, so it will be worthwhile to use a quicker private search company.

Ensuring planning permission is in place

Official Entries will also be sourced from HMLR by your conveyancing solicitor. This will help to identify planning issues. Examples of these include the breach of a restrictive covenant or outbuildings lying outside the boundary.

Milton Keynes Council Council Tax

The amount of council tax a homeowner in Bletchley will pay to Milton Keynes Council will depend on the property's value and the number of residents. For example, for an average Valuation Band E property in Bletchley, the tax would be £2,044.

Conveyancing solicitors in Bletchley will inform a purchaser of the home's council tax band after this is confirmed by the searches.

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 £1,533.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if the resident is living in long term residential care. A house or flat constructed after 1991 is assessed and given a council tax banding by the Valuation Office Agency.

Band Milton Keynes Council Tax (2018)
A £1,115
B £1,301
C £1,487
D £1,673
E £2,044
F £2,416
G £2,788
H £3,345

Could you be overpaying?

To appeal contact:

Valuation Office Agency
Northgate House
59-77 Sheep St
Northampton
NN1 2LL
Northamptonshire

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, of which 40 saw a subsequent reduction.

Stamp Duty on Bletchley properties

The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the residential property if it exceeds £125,000. Stamp Duty Land Tax is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical Buckinghamshire properties:

  Average selling price (2017) SDLT
Average price £485,053 £14,252.65
Average price (detached) £755,415 £27,770.75
Average new build £465,368 £13,268.40

Stamp duty relief for first-time buyers in Bletchley

For first-time buyers, stamp duty is only payable on purchases over £300,000. Homeowners must pay a higher rate of SDLT for the purchase of a second home. So if a second home was bought for £485,053 then the SDLT total will be £38,804.24.

Bletchley conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Bletchley

New build site

Purchasing a leasehold home can be complex, compared to buying a freehold property. The many potential problems awaiting the unsuspecting purchaser can include:

  • ground rent multipliers
  • unreasonable lease extension premiums
  • incomplete management company accounts
  • unfair developer practices
Incomplete leasehold information, delivered by a conveyancer with limited leasehold experience, can have serious consequences.

If you are planning to purchase a property with a lease, a experienced conveyancing solicitor in Bletchley will address aspects of leasehold, including reviewing the lease itself (many leases are decades old), managing agent or landlord enquiries and service charges for relevant date periods.

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Bletchley?

New build site

Based on local HM Land Registry statistics, the average price for a new build home in Bletchley is £407,697. 52 new build properties have been bought in Bletchley in 2018 so far.

Buying a new build home can be more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Bletchley must be aware of local considerations and needs to consider a range of factors, e.g. dealing with lender conditions and checking that any contracts allow for future 'common parts' maintenance.

Our team of new build conveyancers specialise in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.

Conservation areas in Buckinghamshire

Your conveyancing solicitor will need to check whether the house you are purchasing is in a conservation area in Bletchley. If it is, the property could be affected by specific restrictions. These building controls, referred to as Article 4 Directions, may include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Parts of Bletchley are within a conservation area governed by the Milton Keynes local planning authority (LPA). Your conveyancing solicitor will address whether your planned purchase is located one of Bletchley's conservation areas.

Conveyancing - Selling a property in Bletchley

The conveyancing process on a property sale is normally less troublesome than when purchasing. When a house or flat changes hands, the obligation lies entirely with the buyer to make sure that the title of the property is legally sound and meets their mortgage lender's criteria.

In contrast, for a sale, conveyancing solicitors in Bletchley acting for the person selling for the most part just answer the buyer's questions.

Factors that could delay or endanger the sale process

A property will frequently have many complex issues (for example a complex 'Green Deal' or restrictions on how you can use the property) that can jeopardise the sale process.

Property experts almost always advise that vendors handle these issues without delay.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat (leasehold houses are uncommon) is much more protracted than it is for a freehold home.

Bletchley conveyancing solicitors will also perform extra work, including applying for a copy of the lease, through to details of historical insurance claims.

To help mitigate the delays involved in selling a leasehold property, it is highly recommended that you instruct a property lawyer as soon as possible.

What if Quittance conveyancers are acting for the other side?

A conveyancer regulated by the CLC can act for both the buyer and the seller. However, SRA rules prevent the same solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Bletchley home, and a Quittance conveyancer is acting for the other side, you could instruct a property solicitor firm in Bletchley to carry out your legal work.

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Conveyancing - Remortgaging a property in Bletchley

Reducing monthly repayments by finding a lower rate is the main reason that homeowners opt to remortgage. There are other reasons, such as releasing capital to pay off other debts, or getting on to a new fixed-rate deal.

You can enjoy the benefits of a lower rate sooner by using a more proactive conveyancing solicitor in Bletchley, shortening the time the conveyancing takes. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting the mortgage rate you want.

The property lawyer carrying out your remortgage needs to be able to act for your preferred mortgage lender. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are changing to a 95% mortgage with Birmingham Midshires or to a joint 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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