Updated: October 12, 2018

Burnham On Sea conveyancing solicitor fees

No Move, No Fee conveyancing in Burnham On Sea

Conveyancing solicitor fees are the amounts you pay your Burnham On Sea conveyancing solicitor for the legal work involved in moving home.

Do Burnham On Sea conveyancing solicitors work on a fixed fee basis?

We work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Burnham On Sea who offer services on a cost per hour basis. Your quote will set out exactly what you will need to pay when your house or flat sale completes.

What are disbursements?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as indemnity insurance or Land Registry fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Burnham On Sea cost?

Burnham On Sea conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, such as transport searches, may be necessary and Local Authority Search fees can vary.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. To calculate your conveyancing fees, 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 On Sea

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of English property law. Following recent changes in the law, this principle no longer applies. However, a purchaser must still investigate the house or flat they plan to buy.

A Burnham On Sea conveyancing solicitor will offer professional advice once their enquiries are complete, assist in resolving any issues and ensure that the full legal ownership is transferred.

The content below sets out advice to assist buyers who need conveyancing solicitors in Burnham On Sea.

Your Burnham On Sea conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from the Co-operative Bank, Godiva Mortgages or any other lender, before choosing a Burnham On Sea conveyancing solicitor it is very important that you make sure that they can act for your lender.

Your solicitor may be unable to act for your lender, because some mortgage lenders only accept a selected list (their 'panel') of legal firms that pass strict selection criteria.

If this is the case, the lender will likely require an alternative solicitor firm to act in their interests, and you will then have to cover this second lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Serious delays can result from failing to check your property lawyer's lender panel status.

Quittance Conveyancing can act for all banks and other lenders.

Searches (Sedgemoor District Council)

Searches are questions submitted to public bodies by Burnham On Sea conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Searches are primarily performed to meet the mortgage lender's criteria. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will tell you if your chosen lender insists on any additional searches, e.g. a radon gas search or a more detailed environmental report.

Sedgemoor District Council has an estimated turnaround time of 11 weeks for searches, so your lawyer will advise using faster personal searches.

Ensuring planning permission is in place

Your conveyancing solicitor also retrieves the Title Register from HM Land Registry. This will help to highlight any issues. These issues could include neighbours' rights of access or a difference between the agent's floorplan and the title plan.

Sedgemoor District Council Council Tax

As a homeowner in Burnham On Sea, 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. the occupier of a Band B property in the Sedgemoor District Council area would pay annual council tax of £1,310.

Burnham On Sea conveyancing solicitors will inform a buyer of the property's 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 £982.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is a 'granny annexe'.

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

Are you paying too much?

To challenge your banding contact:

Valuation Office Agency
Quantock House
Paul St

In 2016/17, 20 council tax challenges were made, and 10 saw a reduction.

Stamp Duty on Burnham On Sea properties

Stamp duty must be paid by the buyer on properties sold for more than £125k. Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance's case management system integrates with online tax return system to ensure that the Stamp Duty Land Tax is paid efficiently.

This table sets out Stamp Duty Land Tax for average property in Burnham On Sea:

  Average selling price (2017) Stamp Duty Land Tax
Average price £225,092 £2,001.84
Average price (detached) £308,404 £5,420.20
Average new build £282,475 £4,123.75
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not let out. Therefore, if a homeowner in Burnham On Sea bought a second home for the average price of £225,092 the SDLT would be £11,254.60.

Stamp duty relief for first-time buyers in Burnham On Sea

Since November 2017, first-time buyers only need to pay stamp duty on homes valued over £300k.

Burnham On Sea conveyancing solicitors will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Burnham On Sea

New build site

Over 100,000 UK homeowners face leases with unreasonable terms. Numerous legal issues could be awaiting an uninformed buyer, including:

  • sinking fund issues
  • ground rent multipliers
  • onerous covenants
Misguided leasehold advice, from a solicitor with little specialist experience, could have serious financial consequences.

A good conveyancing solicitor in Burnham On Sea will consider possible leasehold issues, for example leases approaching 80 years remaining, annual statements of account and budgets for service charges and reviewing the lease itself.

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 Burnham On Sea?

Building site

Based on Her Majesty's Land Registry information, the average price for Burnham On Sea new build property is £282,475. 2 new builds were purchased in Burnham On Sea last year.

Purchasing a new build property can be more involved than any other type of conveyancing. To avoid potential problems a Burnham On Sea conveyancing solicitor should be mindful of local considerations and must check numerous things, including liaising with the builder's onsite sales team and working to builders' exchange timelines.

Our highly qualified team of new build conveyancers specialise in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Somerset Conservation areas

If you are planning to buy a house in one of Burnham On Sea's conservation areas, the property will need to meet any conservation area building controls. Referred to as Article 4 directions, these restrictions may include:

  • Restrictions on painting external walls
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Burnham On Sea

The legal side of a property sale is simpler than when buying. The purchaser does thorough due diligence into the property. Conveyancing solicitors in Burnham On Sea acting for the seller, however, essentially just replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

Issues, such as not being registered at the Land Registry, can seriously endanger a sale if they are ignored.

Generally speaking, it is recommended for vendors to face these issues head on and fix them.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold flat (leasehold houses are rare) is quite a lot more complicated in comparison with a freehold house.

Burnham On Sea conveyancing solicitors will also perform extra work, which could include obtaining the latest service charge and ground rent statement, through to a copy of any required license to assign.

Vendors should instruct a conveyancer as soon as the property is marketed, if not before, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a home in Burnham On Sea, and a Quittance solicitor is acting for the other side, you could instruct a property solicitor firm in Burnham On Sea to carry out your legal work.


Conveyancing - Remortgaging a property in Burnham On Sea

Although there are many reasons to remortgage, homeowners generally remortgage a home to get a more attractive interest rate.

A proactive conveyancing solicitor in Burnham On Sea will complete the conveyancing quickly, meaning you move to your lower rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing your preferred rate.

It is vital that your property lawyer can act for your preferred bank or building society. Our conveyancing team are on the panel for all major UK lenders, so no matter whether you are changing to a flexible mortgage with Britannia or to a variable-rate mortgage with the Manchester Building Society, Quittance 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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