Updated: October 12, 2018

Bude conveyancing solicitor fees

No Move, No Fee conveyancing in Bude

Conveyancing solicitor fees will be paid your Bude conveyancing solicitor for carrying out the legal work for a property transaction.

Are Bude conveyancing fees and costs fixed?

Some conveyancing solicitors in Bude carry out the legal work on a cost per hour basis. Our solicitors work on a No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will set out all fees and other costs you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like property searches or indemnity insurance.

See: A guide to all conveyancing fees

How much will conveyancing in Bude cost in total?

Bude conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a flooding search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden costs. 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 Bude

The legal work for a property purchase will require the conveyancing solicitor in Bude to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and mixed-use issues affecting the mortgageability of the home.

The solicitor will report their findings back to the buyer and their bank or lender (if there is a mortgage), help with resolving any problems and register the title in the new owner's name.

The following examines the property types which may involve additional risk for people who want conveyancing solicitors in Bude for a purchase.

Your Bude conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like Topaz Finance or a major lender such as the Scottish Building Society, before instructing a Bude conveyancing solicitor it is paramount that you confirm that they can act on behalf of your mortgage lender.

Your solicitor may be unable to act for your mortgage lender, because some banks and building societies will only accept a restricted panel of legal practices.

If this is the case, the lender will probably need a second legal firm to complete the legal work, and you will then have to cover this alternate lawyer's fees. This can mean the process takes much longer.

Failing to check your lawyer's lender panel status could result in serious delays.

Our conveyancing solicitors are approved to act for all banks and other lenders.

Cornwall Council searches and other searches

Searches are questions submitted to a number of authorities by Bude conveyancing solicitors to provide information about the property being purchased.

Banks and building societies will also require conveyancing searches to be applied for. Required searches will include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Chancel repair liability - some Bude property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Homebuyers will be made aware if your lender insists on any more searches, such as a highways authority search or a commons registration search.

Purchasers can expect a lead time of approximately 8 weeks for LA searches provided by Cornwall Council, so it will be worth using a faster private search company.

Checking planning permission status

Official Entries will also be sourced from the Land Registry by the homebuyer's conveyancing solicitor. This will help to identify potential planning issues. These issues could include a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.

Cornwall Council Council Tax

The council tax paid by a homeowner is based on various factors e.g. the location of the property and the assessed value of the property in April 1991. The occupier of a property in Band D, for example, would owe annual council tax of £1,772.

Bude conveyancing solicitors will inform the purchaser 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 £1,329.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if an occupier is a student nurse. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Cornwall Council Tax (2018)
A £1,182
B £1,378
C £1,575
D £1,772
E £2,166
F £2,560
G £2,954
H £3,545

Can I challenge my council tax band?

A homeowner can ask for their property to be reassessed. To appeal contact:

Valuation Office Agency
2nd Floor
Princess House
Queen St
EX32 8HJ

Stamp Duty on Bude properties

When buying a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125k.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

Quittance Conveyancing's legal case management system are fully integrated with Her Majesty's Revenue and Customs (HMRC)'s online SDLT filing systems.

See examples for typical Bude properties:

  Average sale price (2017) SDLT
Average price £285,173 £4,258.65
Average price (detached) £350,739 £7,536.95
Average new build £296,920 £4,846.00
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. For example, if an existing homeowner bought a second property in Bude for the average price of £285,173 the stamp duty would be £22,813.84.

Stamp duty relief for first-time buyers in Bude

Relief is available on home purchases below £300k for first-time buyers.

Bude conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bude

New build site

The possible drawbacks of buying a leasehold property are a source of anxiety for leasehold home buyers. Numerous technical issues may be awaiting an uninformed buyer, including marriage value issues, ground rent multipliers and reversionary interests.

Misguided leasehold advice, from an inexperienced conveyancing solicitor, could lead to serious consequences.

If you are planning to buy a leasehold property, a experienced conveyancing solicitor in Bude will investigate aspects of the leasehold purchase, including service charge records from the last three years, short leases and managing agent or landlord enquiries.

Our team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Bude?

Building site

The average price for a new build in Bude is £296,920, according to data gathered by the HM Land Registry. 33 brand new homes were purchased in Bude last year.

A new-build conveyancing solicitor in Bude must be well-versed in local Bude considerations and new build's additional complexities, like investigating issues with drains and roads that serve the property and dealing with lender conditions.

Our award-winning new build conveyancing team specialise in new build purchases and meeting short developer deadlines.

Conservation areas in Cornwall

Whether you are planning to buy a period country house or a Victorian family home, if the home is in a conservation area, any planned modifications to the home may not be permitted by Cornwall Council.

These conditions, called Article 4 Directions, can include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bude's conservation areas.

Conveyancing - Selling a property in Bude

The legal side of a sale of a home is less complicated than for a purchase. The buyer's solicitor does detailed due diligence on the home. In contrast, conveyancing solicitors in Bude acting for the vendor simply gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .

What factors could threaten your sale?

A property will frequently have many issues (such as excessive ground rent) that have the capacity to draw out a sale for weeks (or worse).

It is better not to hide from the issue as it is the buyer's solicitor's job to spot problems - get professional advice instead and tackle it proactively.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold property is much more protracted than for a freehold house.

Conveyancing solicitors in Bude must usually carry out further legal work, which could include contacting the freeholder for a complete pack of managing agent information, through to ascertaining if any excess payments are anticipated.

It is strongly advised that you contact a leasehold specialist as soon as possible to avoid undue delays.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

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

You may want to instruct a property solicitor firm in Bude to carry out your conveyancing, if a Quittance solicitor is carrying out the legal work for the other side.

Local Bude conveyancing solicitor directory

  • Peter Peter & Wright, 1 Queen Street, Bude, Cornwall, EX23 8AZ
  • Sampson Solicitors Limited, 18 Burn View, Bude, Cornwall, EX23 8BZ
  • Busbys Solicitors Limited, The Strand, Bude, Cornwall, EX23 8TJ
  • Paul Finn Solicitors Limited, The Strand, Bude, Cornwall, EX23 8SY

Conveyancing - Remortgaging a property in Bude

Reducing monthly repayments by finding a better rate is primarily why homeowners opt to remortgage. There are other reasons, for example the existing lender having refused a payment holiday, or releasing equity.

A good conveyancing solicitor in Bude can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

Your property lawyer needs to be able to act for the new mortgage lender. Our conveyancing team are on the panel for all major lenders. So whether you are changing to a fixed-rate mortgage with Santander or to a variable-rate mortgage with the Manchester Building Society, 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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