Updated: October 12, 2018

Burnham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Burnham

Conveyancing solicitor fees are the amounts you pay to your Burnham conveyancing solicitor for the legal work associated with buying or selling a property.

Do Burnham conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Burnham who will work on a price per hour basis. Your conveyancing quote explains what you will pay when your sale or purchase goes through.

What are disbursements?

In addition to the legal 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 bankruptcy checks or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will conveyancing in Burnham cost in total?

Burnham conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Burnham

There is now an obligation on a seller to disclose any property defects or disputes to the buyer.

It remains, however, the duty of the Burnham conveyancing solicitor to investigate the property, and make their "report on title", assist in resolving any issues and register the title in the new owner's name.

The following section considers the aspects of the legal process for conveyancing solicitors in Burnham where greater expertise is needed.

Your Burnham conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a financial institution like Platform, to a major lender such as the Royal Bank of Scotland (RBS). Before you choose a Burnham conveyancing solicitor, whoever you choose, it is essential that you check that they are on the approved panel of your lender.

Some lenders only accept a restricted list (called a 'lender panel') of firms that have achieved certain benchmarks. If a conveyancer is not on the panel of your lender, the lender will need a second law firm to complete the legal work.

The purchaser will usually need to pay this second solicitor's costs and the conveyancing process could take much longer.

Your property transaction could be threatened by failing to check your conveyancer's lender panel status.

Quittance Conveyancing can act for all lenders.

Conveyancing Searches (South Bucks District Council)

Property searches are questions submitted to public bodies by Burnham conveyancing solicitors to help uncover relevant information about the property being purchased.

Banks and building societies almost always need property searches (sometimes referred to as 'conveyancing searches') to be purchased. Required searches will include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Your conveyancer will make you aware if your chosen lender insists on any additional searches, such as an HS2 search or an energy search.

The average lead time for conveyancing searches supplied by South Bucks District Council is 4 weeks, so your lawyer will recommend using quicker personal searches.

Checking planning status

The conveyancing solicitor acting for the buyer will also obtain official entries from HMLR. This helps to find any issues, for example outbuildings missing from the title plan or neighbours' rights of access.

South Bucks District Council Council Tax

The amount of council tax a homeowner in Burnham will pay to South Bucks District Council will depend on the property's value and the number of residents. For example, a house in the South Bucks District Council area in Valuation Band C would pay £1,573 per annum.

Conveyancing solicitors in Burnham will inform the purchaser of the home's council tax band once they are made aware.

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 £1,180.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the property is a 'granny annexe'.

Band South Bucks District Council Tax (2018)
A £1,180
B £1,376
C £1,573
D £1,769
E £2,163
F £2,556
G £2,949
H £3,539

Is it possible to reduce my council tax band?

In 2016/17, 20 council tax challenges were made, and 10 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Harrow
HA1 1BH

Stamp Duty on Burnham properties

If you are buying a house that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC. Given the complexity of the SDLT1 tax return form, only the experienced would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Quittance Conveyancing's online case management system are fully integrated with HMRC's online SDLT filing systems.

See examples for Buckinghamshire properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £485,053 £14,252.65
Average price (detached) £755,415 £27,770.75
Average new build £465,368 £13,268.40

Stamp duty relief for first-time buyers in Burnham

Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not rented out. So if a second home was bought for £485,053 then the SDLT total will be £38,804.24.

Conveyancing solicitors in Burnham will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Burnham

New build site

It is not recommended to purchase a leasehold home if you are unaware of the implications. There are any number of legal technicalities that could be awaiting the unsuspecting purchaser, such as:

  • overpriced managing agent packs
  • sub-letting restrictions
  • onerous clauses in the lease
  • doubling ground rents
Serious financial ramifications can result from an inexperienced lawyer's inaccurate leasehold advice.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Burnham will address aspects of leasehold, including checking the lease itself, managing agent practices and service charges, ground rents and buildings insurance arrangements.

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 today on 0800 612 0377.

Buying a 'New Build' property in Burnham?

House under construction

The average purchase price of new builds in Burnham is £407,697. 52 newly-constructed homes have been bought in Burnham in 2018 so far.

Purchasing a new build can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Burnham must be mindful of local factors and must check a range of issues, such as working to tight developer deadlines and dealing with incomplete service connection agreements.

Our award-winning team of conveyancers specialise in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

Buckinghamshire Conservation areas

Your conveyancing solicitor will need to check whether the house you are purchasing is in a conservation area in Burnham. If it is, the home will be affected by specific restrictions. Called Article 4 directions, these building controls may 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

If a property is in breach, the owner could be required to pay for the property to be returned to a compliant state, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Burnham

The legal process for a sale of a house or flat is less difficult than for a property purchase. For a house purchase, caveat-emptor' means that the onus is solely on the buyer to make sure that the property's title does not have any legal issues.

Conversely, with a sale, conveyancing solicitors in Burnham acting for the vendor only need to answer the purchaser's enquiries.

How to improve the odds of your sale going through

Common obstacles, like being situated on a flood plain, can significantly slow or frustrate the sale process.

It is almost always recommended that sellers handle such issues as soon as they come to light.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is quite a lot more specialised than for a more straightforward freehold house.

Conveyancing solicitors in Burnham will also need to carry out additional work, such as sourcing an up-to-date service charge statement, through to details of any required deed of covenant.

So as to resolve any leasehold-related delays sooner, it is recommended that you instruct a solicitor as soon as the decision is made to sell.

Can your conveyancing solicitors act for both parties?

SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

If you are buying or selling a Burnham home, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could contact a local Burnham conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Burnham

Although there are many reasons to remortgage, homeowners will generally remortgage to save money with a lower rate.

A proactive conveyancing solicitor in Burnham can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is key that the property lawyer undertaking the legal work can also act for your new bank or building society. Quittance Conveyancing are on all major lenders' panels. So no matter whether you are switching to a lifetime tracker mortgage with RBS or to a capped-rate mortgage with the Allied Irish Bank, 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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