Updated: October 12, 2018

Broadstone conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Broadstone

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Broadstone for the legal work associated with moving home.

Do Broadstone conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Broadstone who work on a price per hour basis. Your quote sets out exactly what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Stamp Duty or identity verification checks.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Broadstone cost?

Conveyancing fees in Broadstone will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as transport searches, may be needed.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Broadstone

As a key part of the legal work for a property purchase, the Broadstone conveyancing solicitor will carry out due diligence on the tenure and investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The buyer's solicitor will offer suggestions and advice after making their enquiries, offer pragmatic solutions and register the title in the new owner's name.

This section discusses the kinds of property that may be of interest to homebuyers who want conveyancing solicitors in Broadstone.

Your Broadstone conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a niche lender like Godiva Mortgages, to a large lender such as Birmingham Midshires. Before you select a Broadstone conveyancing solicitor, whoever you choose, you need to check that they are on the panel of your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders only accept a selected list (known as a 'lender panel') of legal practices.

If this is the case, the lender will probably need a second law firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This means the transaction could be delayed.

Not checking the lender panel status of your property solicitor can frustrate the process.

Quittance Conveyancing are approved to act for all lenders.

Residential Property Searches (Poole Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Broadstone conveyancing solicitors to give details about the home you want to buy. They include:

  • Local Authority search - includes a list of planning decisions that could affect the property
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

You will be notified if your lender wants any more searches, for example an HS2 search or a more detailed plan search.

The average lead time for conveyancing searches ordered from Poole Borough Council is 12 weeks, so quicker regulated searches will be recommended.

Ensuring planning permission is in place

Official Entries will also be ordered from the Land Registry by the homebuyer's conveyancing solicitor. This will help to identify any issues, such as discrepancies between the property boundaries and the title plan or limits on the development of the property.

Poole Borough Council Council Tax

Poole Borough Council calculate council tax on Broadstone homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Tax Band B house in Broadstone, the amount of council tax due would be £1,306 per year.

Conveyancing solicitors in Broadstone will inform a buyer of the home's tax band once they are made aware.

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 £979.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or if an occupier is a student nurse.

Band Poole Borough Council Tax (2018)
A £1,119
B £1,306
C £1,492
D £1,679
E £2,052
F £2,425
G £2,798
H £3,358

Is it possible to appeal?

In the 2016/17 financial year, 20 council tax challenges were made, of which 0 saw a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
5th Floor
Holland House
Oxford Rd
Bournemouth
BH8 8EF
Dorset

Stamp Duty on Broadstone properties

Submitting the SDLT1 form to HMRC (formerly Inland Revenue) is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.

Stamp duty will almost always need to be paid if the home being purchased is valued at over £125,000.

Quittance's integrated case management system integrates with electronic filing systems to ensure that the Stamp Duty Land Tax is paid in full quickly and with minimal fuss.

The following table illustrates stamp duty examples for typical properties in Broadstone:

  Average sale price (2017) SDLT
Average price £412,503 £10,625.15
Average price (detached) £456,220 £12,811.00
Average new build - -

Stamp duty relief for first-time buyers in Broadstone

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay a surcharge of 3%. So if a second property was bought for £412,503 then the SDLT total will be £33,000.24.

Conveyancing solicitors in Broadstone should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Broadstone

New build site

Over 100,000 homeowners in the UK are trapped by property leases with problematic terms. The numerous common problems awaiting an uninformed buyer can include spiralling ground rents, onerous clauses in the lease and undisclosed major works.

Severe consequences can result from a less-experienced conveyancing solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Broadstone will consider possible leasehold issues, e.g. :

  • reviewing the lease itself (many leases are decades old)
  • service charge records from the last three years
  • absent freeholders
  • insurance reinstatement covenants

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

Buying a 'New Build' property in Broadstone?

House being built

The average sale price of Broadstone new build homes is -, according to data sourced by the Land Registry. - brand new properties -.

Buying a new build home is generally more complex than 'standard conveyancing'. To avoid potential problems a Broadstone conveyancing solicitor must be conscious of local Broadstone issues and should check a range of issues, including dealing with fast exchange timeframes and investigating issues with drains and roads that serve the property.

Our highly qualified conveyancing team are specialists in working to tight developer deadlines and new build purchases.

Dorset Conservation areas

If you are intending to purchase a residential property in a conservation area in Broadstone, the property will need to meet any conservation area restrictions. Referred to as Article 4 directions, these restrictions can include a range of factors from restrictions on the addition of flues and soil vent pipes, to restrictions on the use of PVC windows.

The local 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 Broadstone.

Conveyancing - Selling a property in Broadstone

The legal work involved in a sale of a house or flat is much simpler than when purchasing. The purchaser will have to carry out a detailed legal assessment on the legal title of your home, whereas conveyancing solicitors in Broadstone acting for the vendor mostly just collects any required paperwork and replies to the solicitor's standard and additional enquiries .

What could put the conveyancing process at risk?

Issues, such as a solar panel 'rent a roof' scheme, can jeopardise the sale process if not dealt with promptly.

Property experts will generally recommend to sellers that they handle such issues without delay.

Further reading:

Read more conveyancing advice for sellers.

Leasehold

The legal work for a leasehold flat or house is significantly more protracted than it is for a freehold home.

Broadstone conveyancing solicitors will also need to carry out additional work, and this could include sourcing detailed managing agent information, through to information about any reserve fund that may be held.

Sellers are advised to get a lawyer as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.

What if you are acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a home in Broadstone, and a Quittance conveyancer is acting for the other side, you may wish to contact a law firm in Broadstone to carry out your legal work.

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Conveyancing - Remortgaging a property in Broadstone

Homeowners remortgage for a variety of reasons, for example switching from interest-only to repayment, or releasing capital to pay off other debts. The main reason, however, is to secure a lower interest rate.

Homeowners would typically benefit from a better rate sooner by using a more proactive conveyancing solicitor in Broadstone, accelerating the time taken to complete the process. With rate rises hard to predict, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

The property lawyer conducting the legal work should also be able to act for your new mortgage lender. Our conveyancers are on all major UK lenders' panels, so no matter whether you are switching to a 95% mortgage with the Nationwide Building Society or to a discounted-rate mortgage with the Bank of Ireland, our remortgage specialists can help.

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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