Updated: October 12, 2018

Bodmin conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bodmin

Conveyancing solicitor fees are paid conveyancing solicitors in Bodmin for the legal work involved in moving home.

Are Bodmin conveyancing fees and costs fixed?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Bodmin who offer services on a price per hour basis. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase 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. These include costs like Stamp Duty Land Tax (SDLT) or indemnity insurance.

See: Complete list of conveyancing fees

How much will conveyancing in Bodmin cost in total?

Conveyancing fees in Bodmin will not vary. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.

For a standard home sale or purchase, the fees we quote are the fees 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 Bodmin

"Caveat emptor", or "buyer beware", was a fundamental principle of property law in England and Wales. This principle no longer applies, however, it remains the duty of a buyer's legal representative to carry out due diligence on a planned purchase.

The conveyancing solicitor in Bodmin will make recommendations after making their enquiries, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.

The following considers those types of property that may be of interest to people who want conveyancing solicitors in Bodmin for a purchase.

Your Bodmin conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like Ulster Bank or a large lender such as Tesco Bank, before you appoint a conveyancing solicitor in Bodmin you need to check that they can act on behalf of your lender.

Your solicitor may be unable to act for your lender, because some lenders will only work with a select panel of legal firms.

If this is the case, the lender will need a second firm to complete the legal work, and you will usually need to pay this alternate lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your home move could be threatened by failing to confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing are on the panel of all lenders.

Searches (Cornwall Council)

Searches are enquiries made of government bodies by Bodmin conveyancing solicitors to help uncover relevant information about the property being purchased.

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

Your lawyer will tell you if your chosen lender wants any additional searches, e.g. a Crossrail search or a Forestry Commission search.

The average turnaround time for property searches ordered from Cornwall Council is 8 weeks, so faster personal (as opposed to official) searches will be recommended.

Planning issues

Official Entries will also be obtained by the conveyancing solicitor acting for the homebuyer. This will help to expose any planning issues. These issues could include the title plan showing only very general boundaries or a restrictive covenant against certain alterations.

Cornwall Council Council Tax

As a homeowner in Bodmin, 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 example, for an average Valuation Band C home in Bodmin, the amount of council tax would be £1,575 per year.

Bodmin conveyancing solicitors will inform a buyer of the home's council tax band once they are made aware.

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 £1,182.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property was left empty by a bankrupt person. The Valuation Office Agency assess council tax bands for newly-constructed property, and where the owner has requested a revaluation.

Band Cornwall Council Tax (2018)
A £1,182
B £1,378
C £1,575
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545

Is your new home in the wrong band?

To challenge your banding contact:

Valuation Office Agency
Penhaligon House
Trinity St
St. Austell
PL25 5FA

Owners can apply for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Bodmin properties

Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with Her Majesty's Revenue and Customs (HMRC) without a conveyancing solicitor's help.

If a residential property is purchased for £125,000 or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Quittance Conveyancing ensure that the complex SDLT1 form is completed accurately and without delay.

See SDLT examples for homes in Bodmin:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £299,681 £4,984.05
Average price (detached) £367,434 £8,371.70
Average new build £147,475 £449.50

Stamp duty relief for first-time buyers in Bodmin

In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not rented out. So if a second property was bought for £299,681 then the SDLT total will be £23,974.48.

Conveyancing solicitors in Bodmin should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Bodmin

New build site

Buying a leasehold property is not as straightforward as purchasing a freehold home. The many potential traps awaiting an uninformed purchaser could include onerous clauses in the lease, spiralling ground rents and reversionary interests.

Inaccurate leasehold advice, from a conveyancer who has only ever worked on freehold purchase and sales, can have serious consequences.

A experienced conveyancing solicitor in Bodmin will consider potential leasehold issues, for example :

  • checking the lease itself
  • ground rents and service charges
  • reviewing correspondence between the freeholder and leaseholder
  • short leases

Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Bodmin?

Building site

The average purchase price of Bodmin new build homes is £147,475. 1 brand new properties have been bought in Bodmin in 2018 so far.

Acquiring a new build property requires specialist knowledge, compared to 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Bodmin should be aware of local issues and should check a range of issues, e.g. liaising with the builder's onsite sales team and verifying rights of easements.

Our highly qualified new build team specialise in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.

Cornwall Conservation areas

If you are purchasing a house in one of Bodmin's conservation areas, the property must not breach any conservation area constraints. Called Article 4 directions, these constraints can include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bodmin's conservation areas.

Conveyancing - Selling a property in Bodmin

The legal process for a property sale is much simpler than when purchasing. During the sale of a house or flat, the principle of 'buyer beware' means that the onus is on the buyer to make sure that the home they are buying is mortgageable and is (or can be) registered at the Land Registry.

Conversely, with a sale, conveyancing solicitors in Bodmin acting for the person selling only need to answer the buyer's solicitor's questions.

What factors could threaten your sale?

Homes can face potential roadblocks (for example complexities where there is a 'share of freehold') which could delay the conveyancing process for weeks (or more).

Property experts will generally recommend that sellers face such issues head on and fix them.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold property is much more involved than it is for a freehold home.

Bodmin conveyancing solicitors will also carry out additional work, which could include applying for the latest service charge accounts, through to insurance premium details accounts.

It is strongly advised that the seller instructs a conveyancer with leasehold experience as soon as the decision is made to sell to help contain and resolve any delays.

What if your conveyancing solicitors are acting for the other side?

A CLC-regulated conveyancer can act for both sides. However, SRA regulations prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a house or flat in Bodmin, and a Quittance conveyancing solicitor is acting for the other side, you can contact a local Bodmin conveyancing solicitor firm to carry out your legal work.

Local Bodmin conveyancing solicitor directory

  • G & I Chisholm, Bree Shute Court, Bodmin, Cornwall, PL31 2JE
  • Sproull Solicitors LLP, 42 Fore Street, Bodmin, Cornwall, PL31 2HW
  • C Nicholls Solicitors, 71 Fore Street, Bodmin, Cornwall, PL31 2JB

Conveyancing - Remortgaging a property in Bodmin

By far the most common reason homeowners remortgage their home is to benefit from a lower interest rate. Other reasons to think about remortgaging include extending the mortgage term, or the current mortgage deal coming to an end.

You can benefit from a better rate sooner with a more proactive conveyancing solicitor in Bodmin. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a key consideration when securing the rate you want.

It is key that the property lawyer handling your remortgage can represent the new bank or building society. Our conveyancing team are on the panel for all major lenders. So no matter whether you are moving to a 95% mortgage with RBS or to a fixed-rate mortgage with the Skipton 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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