Updated: October 12, 2018

Bradford On Avon conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bradford On Avon

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

How are Bradford On Avon conveyancing fees calculated?

Our solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Bradford On Avon who offer services on a cost per hour basis. Your conveyancing quote explains exactly what you will need to pay when your house or flat sale completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to the solicitor's 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 TT fees or bankruptcy searches.

See: Complete list of conveyancing fees

How much will conveyancing in Bradford On Avon cost in total?

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

For a standard conveyancing transaction, the fees we quote are the fees 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 Bradford On Avon

Caveat emptor, meaning 'let the buyer beware', was a key part of property law in England and Wales. Since 2013, this maxim no longer applies, however, it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

A conveyancing solicitor in Bradford On Avon will offer professional advice following their enquiries, find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

This section of the article considers those types of property that may be of interest to homebuyers searching for conveyancing solicitors in Bradford On Avon.

Your Bradford On Avon conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Halifax, the Earl Shilton Building Society or any other lender, before you appoint a conveyancing solicitor in Bradford On Avon it is essential that you check that they can act on behalf of your chosen lender.

Most mortgage lenders will only work with a select panel of law firms that match certain criteria. If your solicitor is unable to act for your chosen lender, the lender will need a second solicitor firm to complete the legal work.

You will then have to cover this substitute lawyer's fees and the conveyancing process could take much longer.

Failing to confirm your conveyancer's lender panel status could result in significant delays.

Quittance Conveyancing are on the panel of all mortgage lenders.

Conveyancing Searches (Wiltshire Council)

Searches are enquiries made of public bodies by Bradford On Avon conveyancing solicitors to help uncover relevant information about your planned purchase.

Lenders almost always need residential property searches to be carried out. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Further searches, such as a tin mining search or a more detailed environmental report, may also be advised in the initial search results.

The approximate lead time for conveyancing searches from Wiltshire Council is 16 weeks, so your conveyancer will recommend using a faster search agent.

Planning issues

Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the purchaser. This will help to expose any planning issues. Examples of these include limits on the development of the property or errors on the title plan.

Wiltshire Council Council Tax

Wiltshire Council calculate your council tax based on a number of criteria including the square footage of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, for an average Tax Band E house in Bradford On Avon, the amount of council tax due would be £2,173.

Bradford On Avon conveyancing solicitors will inform the buyer of the home's council tax band as soon as they are 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 £1,630.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is armed forces accommodation.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

Can I challenge my council tax band?

In the financial year 2016/17, 130 council tax challenges were made. 30 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
4th Floor
Temple Gate

Stamp Duty on Bradford On Avon properties

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay stamp duty. After a home sale has completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

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 average local properties:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £378,440 £8,922.00
Average price (detached) £559,000 £17,950.00
Average new build £510,000 £15,500.00

Stamp duty relief for first-time buyers in Bradford On Avon

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second property. Following the example above, if a homeowner bought a second property in Bradford On Avon for the average price of £378,440 the SDLT would be £30,275.20.

Bradford On Avon conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Bradford On Avon

New build site

Research suggests that over 100,000 UK property owners are trapped by leases with problematic terms. The numerous common problems awaiting an uninformed buyer can include spiralling ground rents and short leases.

Serious consequences can result from an inexperienced conveyancer's inaccurate leasehold advice.

If you are planning to buy a leasehold property, a specialist conveyancing solicitor in Bradford On Avon will consider potential leasehold issues, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • reviewing correspondence between the freeholder and leaseholder
  • service charges, ground rents and buildings insurance arrangements
  • block management regulations that sit outside the lease

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Bradford On Avon?

House under construction

The average purchase price of a new build property in Bradford On Avon is £510,000, according to data compiled by the HM Land Registry. 2 new build properties have been bought in Bradford On Avon in 2018 so far.

Buying a new build home is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Bradford On Avon conveyancing solicitor must be aware of both region-specific considerations and also needs to consider a range of factors, e.g. handling deposits and spotting incomplete agreements for roads and sewers.

Our specialist team of new build conveyancers deliver a specialist assessment of the legal title of the property, scrutinising contract issues like the home's future resaleability and potential freehold acquisition traps.

Conservation areas in Wiltshire

Your conveyancing solicitor will check if the residential property you are purchasing is in one of Bradford On Avon's conservation areas. If it is, the home will be affected by certain restrictions. These constraints, called Article 4 Directions, could include a wide range of constraints from restrictions on hard standings at the front of the property, to restrictions on replacing roof tiles.

If a property is in breach, the owner could be instructed to pay for the property to be changed back to the state it was in before the recent alterations, even if the previous owner carried out the alterations.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bradford On Avon.

Conveyancing - Selling a property in Bradford On Avon

The legal work involved in a sale of a home is simpler than when purchasing. When buying, the onus lies with the purchaser to make sure that the property's title does not have any legal issues.

On the other hand, when selling, conveyancing solicitors in Bradford On Avon acting for the seller just answer the purchaser's enquiries.

Why do sales fall through?

A home can be burdened by many problems (for example having a flying freehold) which could threaten the completion of a sale.

You shouldn't ignore this, hoping the issue will fix itself. Instead, talk to a professional, face the issues head on, and find a solution at the earliest stage.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is much more specialised compared to a freehold house.

Bradford On Avon conveyancing solicitors will also need to carry out additional work, for example requesting the latest service charge and ground rent statement, through to a copy of the lease.

It is highly recommended that the seller instructs a property lawyer with leasehold experience as soon as an estate agent is chosen to ensure the legal technicalities are handled correctly.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a local Bradford On Avon conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.


Conveyancing - Remortgaging a property in Bradford On Avon

Benefitting from a better rate to reduce monthly expenses is generally why people decide to remortgage. There are other reasons, including moving to an offset mortgage, or releasing equity.

You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Bradford On Avon, minimising the time taken to complete the conveyancing. With the future of interest rates uncertain, fast conveyancing can be a contributing factor to securing your preferred rate.

The property lawyer conducting the legal work must also be able to act on behalf of your preferred mortgage provider. Our conveyancers are on all major lenders' panels, so whether you are changing to a variable-rate with the Halifax or to a capped-rate mortgage with the Barnsley Building Society, we 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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