Updated: October 12, 2018

Bracknell conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bracknell

Conveyancing solicitor fees are what you pay conveyancing solicitors in Bracknell for carrying out the legal work for a property transaction.

How are Bracknell conveyancing fees calculated?

We work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Bracknell who work on a price per hour basis. Your quote sets out exactly what 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 the legal 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, such as Stamp Duty or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Bracknell cost?

Whilst conveyancing fees in Bracknell will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee 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 Bracknell

As a key part of the conveyancing for a property buyer, the Bracknell conveyancing solicitor will carry out due diligence on the tenure and investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

The property lawyer will give advice once their enquiries are complete, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

The following section provides useful guidance for homebuyers searching for conveyancing solicitors in Bracknell.

Your Bracknell conveyancing solicitor must be lender-approved

Before you instruct a conveyancing solicitor in Bracknell, you need to check that they are on the approved panel of your chosen lender, whether you are obtaining a mortgage from Halifax, the Coventry Building Society or any other lender.

Most lenders are only happy to work with a select list (referred to as a 'panel') of law firms that pass strict standards. If your conveyancer is unable to act for your chosen lender, the lender will require a different law firm to act in their interests.

You will be expected to pay this alternative solicitor's fees and the conveyancing process could take much longer.

Not checking the lender panel membership of your solicitor can mean significant delays.

Quittance Conveyancing are on the panel of all lenders.

Property Searches (Bracknell Forest Council)

Property searches are applied for by Bracknell conveyancing solicitors to help spot problems that could compromise how much the property you are purchasing is worth.

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

Your conveyancer will make you aware if your lender wants any further searches, such as a Crossrail search or a more detailed environmental report.

Bracknell Forest Council has an approximate delivery time of 8 weeks for Local Authority searches. As a result, quicker regulated searches will be recommended.

Planning searches

The buyer's conveyancing solicitor also obtains official entries from the Land Registry, assisting with the identification of potential planning issues. Examples of these include limits on the development of the property or discrepancies between the property boundaries and the title plan.

Bracknell Forest Council Council Tax

The council tax paid by a homeowner is based on a number of factors that include the location of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). E.g. the occupier of a Band B house in the Bracknell Forest Council area would pay annual council tax of £1,232.

Conveyancing solicitors in Bracknell will inform a buyer of the property's tax band once they are themselves notified.

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 £924.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or for foreign language students. Newer properties are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Bracknell Forest Council Tax (2018)
A £1,056
B £1,232
C £1,408
D £1,584
E £1,937
F £2,289
G £2,641
H £3,169

Could you be overpaying?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd
Reading
RG1 3ER
Berkshire

Stamp Duty on Bracknell properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. SDLT will have to be paid by the property purchaser on properties sold for more than £125,000 in England and Wales.

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

See examples for typical Bracknell properties:

  Average sale price (2017) Stamp Duty
Average price £372,864 £8,643.20
Average price (detached) £548,028 £17,401.40
Average new build £387,818 £9,390.90
Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not rented out. Therefore, if a homeowner in Bracknell bought a second property for the average price of £372,864 the SDLT would be £29,829.12.

Stamp duty relief for first-time buyers in Bracknell

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Bracknell conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Bracknell

New build site

It is estimated that more than of 100,000 UK property owners are trapped by property leases with unreasonable terms. The many potential traps awaiting the unsuspecting buyer include:

  • restrictions on the use of the property
  • short leases
  • increasing ground rents
Severe consequences can result from a solicitor's misguided leasehold advice.

If you intend to buy a leasehold property, a experienced conveyancing solicitor in Bracknell will consider potential leasehold issues, for example :

  • understanding regional and era-specific nuances of leases
  • service charges for relevant date periods
  • managing agent or landlord enquiries
  • rights issues
  • residents? management company

Make sure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Bracknell?

New build building site

Based on data collated by HM Land Registry, the average value of Bracknell new build homes is £410,921. 23 brand new properties have been bought in Bracknell in 2018 so far.

The legal side of buying a new build property is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Bracknell needs to be aware of local Bracknell considerations and will examine a number of areas, like liaising with the builder's onsite sales team and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our new build conveyancing department will provide a specialist assessment of the legal title of the house or apartment, with close attention paid to factors ranging from unfair leasehold conditions to an assessment of other risks, such as contaminated land hazards.

Conservation areas in Berkshire

Your conveyancing solicitor will need to check whether the property you are planning to buy is in one of Bracknell's conservation areas. If it is, the property could be affected by certain conditions. These constraints, called Article 4 Directions, could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

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

Conveyancing - Selling a property in Bracknell

The legal side of a property sale is less demanding than for a purchase. The buyer's conveyancing solicitor undertakes a full legal review on your home, whereas conveyancing solicitors in Bracknell acting for the seller merely gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .

Why do sales fall through?

Properties can face a series of possible complications (e.g. problems with a party wall agreement) that might prolong a sale for weeks.

It is not recommended that you put off finding a solution as it is the buyer's solicitor's job to spot problems. Instead, you should get legal advice and attempt to resolve it as early as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat (leasehold houses are rare) is a great deal more complex than for a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Bracknell. This can involve sourcing an up-to-date service charge statement, through to any details of rules covering common parts that are not contained in the lease.

To reduce leasehold-related delays, it is strongly advised that the vendor contact a lawyer as soon as possible.

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

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a property in Bracknell, and a Quittance conveyancing solicitor is acting for the other side, you may wish to contact a property solicitor firm in Bracknell to carry out your conveyancing.

Local Bracknell conveyancing solicitor directory

  • Eric Robinson Solicitors, 81 High Street, Bracknell, Berkshire, RG12 1DZ
  • Kite Griffin, Brooke House, High Street, Bracknell, Berkshire, RG12 1LL
  • Hine Solicitors, Office 236, Atrium Court, The Ring, Bracknell, Berkshire, RG12 1BW
  • Abv Solicitors Limited, Regus, Venture House, 2 Arlington Square, Downshire Way, Bracknell, Berkshire, RG12 1WA
  • KB Solicitors Limited, Venture House, 2 Arlington Square, Bracknell, Berkshire, RG12 1WA

Conveyancing - Remortgaging a property in Bracknell

Reducing monthly repayments by finding a better rate is the main reason that homeowners decide to switch lenders. There are other reasons, including fixing the mortgage on a new discounted rate, or releasing capital.

You can benefit from a lower rate sooner with a more proactive conveyancing solicitor in Bracknell, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer will act for both you and the new lender to make sure the lender's interests are safeguarded.

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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