Updated: October 12, 2018

Buckingham conveyancing solicitor fees

No Move, No Fee conveyancing in Buckingham

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Buckingham for the legal work for a home sale or purchase.

Do Buckingham conveyancing solicitors work on a fixed fee basis?

We work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Buckingham who carry out the legal work on an hourly rate. Your conveyancing quote explains all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like office copies or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Buckingham cost?

Conveyancing fees in Buckingham should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a flood plain search, may be necessary.

There are no hidden fees or nasty surprises with Quittance. For a standard conveyancing transaction, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Buckingham

As a key part of the conveyancing for the purchase of a house or flat, the Buckingham conveyancing solicitor will carry out due diligence on the tenure and investigate the title of the property and make their "report on title".

The solicitor will give advice after making their enquiries, deal with any legal issues and ensure the title is transferred to the new owner.

The following examines elements of the legal process for conveyancing solicitors in Buckingham that necessitate specialist knowledge.

Your Buckingham conveyancing solicitor must be lender-approved

Homebuyers can select from a wide range of mortgage providers, from a less common mortgage lender like Secure Trust, to a large lender such as Lloyds Bank. Before you select a conveyancing solicitor in Buckingham, whoever you choose, it is critical that you make sure that they can act for your lender.

Most banks and building societies will only work with a selected list (known as a 'lender panel') of legal firms. If your solicitor can't act for your lender, the lender will require an alternative firm to carry out the legal work.

You will then have to cover this alternative lawyer's costs and significant delays to your move could occur.

Failing to check the lender panel status of your property solicitor could result in serious delays.

Quittance Conveyancing can act on behalf of all lenders.

Aylesbury Vale District Council searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Buckingham conveyancing solicitors to identify issues affecting the home you want to buy. They include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be notified if your chosen lender needs any further searches, for example a highways search or a more detailed plan search.

Aylesbury Vale District Council has an approximate lead time of 5 weeks for searches, so your lawyer will advise using faster personal searches.

Checking planning status

The conveyancing solicitor acting for the buyer also retrieves an Official Copy of the Title Register from HMLR, assisting with the identification of any issues. These issues could include that a restrictive covenant has been breached or a difference between the agent's floorplan and the title plan.

Aylesbury Vale District Council Council Tax

As a homeowner in Buckingham, 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. E.g. for an average Band E property in Buckingham, the amount of council tax would be £2,171.

A conveyancing solicitor in Buckingham will inform the buyer of the home's council tax band once this is confirmed by the searches.

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 £1,628.

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 work out council tax bandings for newly-built homes, and where the owner has requested a revaluation.

Band Aylesbury Vale District Council Tax (2018)
A £1,184
B £1,382
C £1,579
D £1,776
E £2,171
F £2,566
G £2,960
H £3,552

What to do if you suspect your new home is incorrectly valued

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, and 30 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
Northgate House
59-77 Sheep St

Stamp Duty on Buckingham properties

Stamp duty is only applicable to homes where the purchase price exceeds £125,000. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Buckingham:

  Average selling price (2017) SDLT
Average price £360,755 £8,037.75
Average price (detached) £481,069 £14,053.45
Average new build £438,280 £11,914.00

Stamp duty relief for first-time buyers in Buckingham

Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k. Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not let out. So if a second property was bought for £360,755 then the SDLT total will be £28,860.40.

Buckingham conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Buckingham

New build site

The pitfalls associated with purchasing a leasehold house or flat in the UK are well established. The many potential traps awaiting an uninformed purchaser could include reversionary interests, undisclosed major works and increasing ground rents.

Severe consequences can result from a solicitor's inaccurate leasehold advice.

A specialist conveyancing solicitor in Buckingham will address aspects of leasehold, e.g. flats with varying lease terms, service charges and whether they have been collected and reviewing the lease itself (many leases are decades old).

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Buckingham?

New build site

The average sale price of Buckingham new build homes is £172,450, according to data gathered by Her Majesty's Land Registry. 1 newly-constructed homes have been bought in Buckingham in 2018 so far.

A new-build conveyancing solicitor in Buckingham will need to be familiar with Buckingham-specific issues and new build-specific issues, including negotiating new build contracts, dealing with lender conditions and working with warranty providers, including NHBC Buildmark, Build Zone and Capital Warranties.

Our award-winning conveyancing team specialise in helping the buyer get the best possible purchase terms and working to tight developer deadlines.

Buckinghamshire Conservation areas

Whether you are going to buy a period coach house or a Victorian terraced house, if the property is in an officially designated conservation area, your plans to develop the property might not be permitted by Aylesbury Vale District Council.

These building controls may include anything from restrictions on joinery colour choices, to restrictions on painting external walls.

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

Parts of Buckingham lie within a Aylesbury Vale LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Buckingham's conservation areas.

Conveyancing - Selling a property in Buckingham

Conveyancing for a house sale usually requires less work than when purchasing. When buying, the principle of 'buyer beware' means that the onus lies with the purchaser to validate that the home they are buying is legally sound and meets their mortgage lender's criteria.

In contrast, for a sale, conveyancing solicitors in Buckingham acting for the person selling effectively just answer the buyer's questions.

Factors that could delay or endanger your sale

Frequently occurring issues, such as a problematic solar panel lease or having a flying freehold, can threaten your home move.

It is generally recommended for vendors to handle these issues as soon as they come to light.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold property is significantly more difficult than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Buckingham will usually undertake additional work, for example collating an up-to-date service charge statement or any details of any ongoing enfranchisement process.

It is highly recommended that the vendor contacts a leasehold-specialist lawyer as soon as possible, and preferably before marketing the property, to speed up the handling of the legal work.

What if Quittance conveyancers are acting for the other side?

SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

You could contact a law firm in Buckingham to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.

Local Buckingham conveyancing solicitor directory

  • Gilroy Steel Solicitors Limited, 3 High Street, Buckingham, Buckinghamshire, MK18 1NT
  • Archdeacon Russell & Co, Hampden House, 24a West Street, Buckingham, Buckinghamshire, MK18 1HE
  • Chandler Ray Limited, 22 West Street, Buckingham, Buckinghamshire, MK18 1HG
  • Lorimers, 25-26 West Street, Buckingham, Buckinghamshire, MK18 1HF
  • Spratt Endicott Limited, The Old Town Hall, Market Square, Buckingham, Buckinghamshire, MK18 1NJ

Conveyancing - Remortgaging a property in Buckingham

Securing a lower interest rate is primarily why homeowners remortgage. There are other reasons, for example moving to an offset mortgage, or consolidating debts.

You can enjoy the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Buckingham. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer conducting the legal work must also be able to act on behalf of your new mortgage lender. Our conveyancers are panel members of all major banks and building societies, so whether you are switching to a variable-rate with Santander or to a fixed-rate mortgage with the Harpenden 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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