Updated: October 12, 2018

Bridgwater conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bridgwater

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Bridgwater for handling the legal work for your move.

How are Bridgwater conveyancing fees calculated?

Some conveyancing solicitors in Bridgwater carry out the legal work on an hourly-rate basis. Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your conveyancing quote will set out what you will pay when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy checks or TT fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Bridgwater cost?

Bridgwater conveyancing fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, such as a historic mining search, may be needed.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Bridgwater

As a key part of the conveyancing for the purchase of a house or flat, the Bridgwater conveyancing solicitor will investigate the property's title and report back to the purchaser and the mortgage lender (if applicable).

Once their enquiries are complete the lawyer will give advice and will offer practical solutions and ensure that the full legal ownership is transferred.

This article discusses those areas of the buying process for conveyancing solicitors in Bridgwater necessitating a deeper level of knowledge.

Your Bridgwater conveyancing solicitor must be lender-approved

There are many lenders, from a financial institution like Capital Home Loans, to a large lender such as Virgin Money. Before appointing a conveyancing solicitor in Bridgwater, whoever you choose, you must confirm that they are on the panel of your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of legal practices that pass strict selection criteria.

Under these circumstances, the lender will require a second legal firm to complete the legal work, and you will be expected to pay this substitute solicitor's fees. This can frustrate or delay the process.

Your property purchase could be put at risk by failing to check your solicitor's lender panel status.

Our solicitors are approved members of all lender panels.

Conveyancing Searches (Sedgemoor District Council)

Searches are questions asked of various bodies by Bridgwater conveyancing solicitors to give details about the home you want to buy.

Mortgage lenders also need conveyancing search packs to be submitted. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Your conveyancer will notify you if your lender needs any more searches, such as a highways search or a more detailed environmental report.

The estimated processing time for property searches obtained from Sedgemoor District Council is 11 weeks, so it will be worthwhile to use a quicker private search company.

Checking planning status

Office copies will also be sourced from HMLR by the conveyancing solicitor acting for the purchaser, helping to identify any potential issues, for example a restrictive covenant against certain alterations or discrepancies with the filed plan.

Sedgemoor District Council Council Tax

Council tax is calculated by Sedgemoor District Council on property value and the number of people living in the property. The occupier of a property in Band E, for example, would owe annual council tax of £2,058.

Bridgwater conveyancing solicitors will inform a purchaser of the home's council tax band once they have the Local Authority search results.

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 £1,544.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or for foreign language students.

Band Sedgemoor District Council Tax (2018)
A £1,123
B £1,310
C £1,497
D £1,684
E £2,058
F £2,433
G £2,807
H £3,368

Does anyone ever challenge their valuation?

To appeal contact:

Valuation Office Agency
Quantock House
Paul St
Taunton
TA1 3PB
Somerset

A property owner can also ask for their property to be reassessed.

Stamp Duty on Bridgwater properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay stamp duty.

HMRC form rejections are avoided using the latest integrated case management system.

This table sets out Stamp Duty Land Tax for typical property in Bridgwater:

  Average selling price (2017) Stamp Duty Land Tax
Average price £246,984 £2,439.68
Average price (detached) £315,214 £5,760.70
Average new build £261,489 £3,074.45

Stamp duty relief for first-time buyers in Bridgwater

In 11/17, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Following the recent budget statement, second home buyers must pay a 3% stamp duty surcharge. E.g. if a second home was bought for £246,984 then the SDLT including the surcharge would be £12,349.20. .

Conveyancing solicitors in Bridgwater will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Bridgwater

New build site

The risks associated with buying a leasehold property in the UK are frequently reported in the press. Unreasonable ground rents, unreasonable managing agent fees and restrictions on the use of the property are but a few of the frequent complications awaiting the unsuspecting buyer.

Bad or incomplete leasehold advice, from an inexperienced lawyer, could have costly, long-term consequences.

If you intend to buy a leasehold property, a expert conveyancing solicitor in Bridgwater will consider potential leasehold issues, such as :

  • checking the lease itself
  • annual statements of account and budgets for service charges
  • dealing with landlords
  • sinking funds
  • buildings insurance apportionments

Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Bridgwater?

House under construction

4 new build homes have been bought in Bridgwater in 2018 so far, according to local information gathered by HMLR. The average value of new build properties in Bridgwater is £78,821.

A new-build conveyancing solicitor in Bridgwater will need to be aware of both local issues and new build's additional complexities, like handling unreasonable delays and confirming building regulation compliance.

Quittance Conveyancing deliver a specialist assessment of the property's legal status, with close attention paid to issues ranging from problematic leasehold terms to an assessment of other risks, such as flood risk.

Conservation areas in Somerset

Buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your residential property.

These constraints may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Bridgwater

The conveyancing process on a sale of a home is simpler than when buying. The buyer's solicitor has to carry out due diligence into the property and its legal title, whereas conveyancing solicitors in Bridgwater acting for the vendor mostly just replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger your sale

Issues, such as not being connected to the main sewers, can seriously endanger the conveyancing process if ignored.

Don't put off finding a solution, hoping the issue will fix itself. Get advice, square up to the issue(s), and find a solution ASAP.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is a great deal more complex than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Bridgwater must undertake additional work, for example requesting an up-to-date service charge statement or details of any unresolved disputes.

It is recommended that you instruct a property lawyer with leasehold experience as soon as possible to reduce delays.

What if Quittance is already acting for the other side?

SRA rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both sides.

You could contact a law firm in Bridgwater to carry out your legal work, if we are carrying out the legal work for the other side.

Local Bridgwater conveyancing solicitor directory

  • Alletsons Limited, 8 Castle Street, Bridgwater, Somerset, TA6 3DB
  • Ash Clifford Limited, 14 Northgate, Bridgwater, Somerset, TA6 3EU
  • Pardoes Solicitors LLP, West Quay House, Northgate, Bridgwater, Somerset, TA6 3EU
  • Amicus Law (South West) LLP, Regional Rural Business Centre, Market Way, Bridgwater, Somerset, TA6 6DF

Conveyancing - Remortgaging a property in Bridgwater

By far the most common reason homeowners remortgage is to get a more affordable interest rate. There are a number of other reasons to remortgage, for example moving to an offset mortgage, or extending the mortgage term.

You can benefit from a lower rate faster by using a more proactive conveyancing solicitor in Bridgwater. With rate rises hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

A property lawyer will represent both you and your new lender to ensure the lender's investment is secured.

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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