Updated: October 12, 2018

Chippenham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Chippenham

Conveyancing solicitor fees are what you pay conveyancing solicitors in Chippenham for the legal work associated with moving home.

Are Chippenham conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Chippenham who will work on an hourly rate. Your quote will set out exactly what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Stamp Duty Land Tax or office copies.

See: Complete list of conveyancing fees

How much will conveyancing in Chippenham cost in total?

Though conveyancing fees in Chippenham will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Chippenham

As a key part of the conveyancing for a home purchase, the Chippenham conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.

The solicitor will make recommendations once their enquiries are complete, deal with any legal problems and confirm that the Land Registry's record of the property is updated.

The following section examines those areas of the buying process for conveyancing solicitors in Chippenham where additional expertise is critical.

Your Chippenham conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Bank of Ireland or a financial institution such as Paragon, before you appoint a conveyancing solicitor in Chippenham it is essential that you check that they can act for your mortgage lender.

Some lenders are only happy to work with a selected list (known as a 'lender panel') of firms. If a conveyancer is not on the panel of your mortgage lender, the lender will need an alternative legal firm to complete the legal work.

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

Long delays can result from failing to confirm your property lawyer's lender panel status.

Our solicitors can act for all lenders.

Wiltshire Council searches and other searches

Searches are questions asked of various bodies by Chippenham conveyancing solicitors to identify issues affecting your new home.

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

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Chippenham properties for local parish repairs.

Your solicitor will notify you if your lender wants any additional searches, such as a more detailed flood report or a geological search.

Purchasers should expect to wait up to 16 weeks for Local Authority searches provided by Wiltshire Council. In these circumstances, faster personal searches will be recommended.

Planning searches

Your conveyancing solicitor will request an 'Official Copy of the Title Register' from HMLR. This helps to find potential planning issues, for example neighbours' rights of access or outbuildings missing from the title plan.

Wiltshire Council Council Tax

The amount of council tax a homeowner in Chippenham will pay to Wiltshire Council will depend on the property's value and the number of residents. The occupier of a property in Valuation Band B, for example, would owe annual council tax of £1,383.

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

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 £1,037.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property is occupied solely by students. The Valuation Office Agency (VOA) assign bands for new homes, and where the owner has requested a revaluation.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

Can I dispute my band?

In the 2016/17 financial year, 130 council tax challenges were made. 30 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

Stamp Duty on Chippenham properties

Completing the SDLT1 form yourself is confusing and not for the inexperienced.

When purchasing a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125,000.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See examples for typical Chippenham properties:

  Average selling price (2017) SDLT
Average price £304,648 £5,232.40
Average price (detached) £434,798 £11,739.90
Average new build £248,914 £2,478.28

Stamp duty relief for first-time buyers in Chippenham

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT for the purchase of a second property. E.g. if a second property was bought for £304,648 then the stamp duty including the surcharge would be £24,371.84. .

Chippenham conveyancing solicitors should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Chippenham

New build site

Buying a leasehold home is not as straightforward as buying a freehold home. Numerous legal issues could be lying in wait for an uninformed purchaser, including:

  • onerous clauses in the lease
  • unreasonable ground rents
  • sinking fund issues
Severe consequences can result from a less-experienced solicitor's bad leasehold advice.

A experienced conveyancing solicitor in Chippenham will investigate aspects of the leasehold purchase, including unexpired lease terms, current-year service charge estimates and reviewing the lease itself (some leases are over 100 years old).

Make sure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Chippenham?

House under construction

The average purchase price of Chippenham new build properties is £196,000, (HMLR figures). 2 brand new homes have been bought in Chippenham in 2018 so far.

A new-build conveyancing solicitor in Chippenham will need to be familiar with Chippenham-specific issues and the specific issues associated with new build, e.g. dealing with fast exchange timeframes, spotting incomplete agreements for roads and sewers and working with warranty providers such as NHBC Buildmark, LABC and BLP.

Our specialist team of new build conveyancers deliver an expert assessment of the legal title of the house or apartment, with a close eye on factors like the home's future marketability and potential freehold acquisition traps.

Wiltshire Conservation areas

If you are buying a residential property in one of Chippenham's conservation areas, the property must be compliant with any local conservation area conditions. Referred to as Article 4 directions, these building controls could include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Chippenham.

Conveyancing - Selling a property in Chippenham

The legal side of a sale of a house or flat usually requires less work than when buying. The buyer's solicitor needs to carry out detailed research on the property and its legal title, whereas conveyancing solicitors in Chippenham acting for the vendor merely gathers information relating to the property and responds to enquiries made by the buyer's solicitor .

What could go wrong?

A home can face a broad spectrum of possible difficulties (such as problems with a party wall agreement or not being connected to the water mains) that have the capacity to prolong a sale for weeks (or more).

Property specialists will almost always recommend that vendors handle these issues without delay.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is quite a lot more involved compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Chippenham must carry out additional work. This can involve collating an up-to-date service charge statement or details of any breach of the terms of the lease.

To speed up the leasehold conveyancing process, it is strongly advised that the seller instructs a property lawyer with leasehold experience as early in the process as possible, and preferably before marketing the property,.

Can Quittance conveyancers act for the buyer and the seller of the same property?

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 sides.

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

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Conveyancing - Remortgaging a property in Chippenham

People remortgage for a variety of reasons, including releasing funds to help kids get on the property ladder, or moving to an offset mortgage. By far the most common reason, however, is to secure a lower interest rate.

A proactive conveyancing solicitor in Chippenham can reduce the remortgage processing time, meaning you move to your lower rate sooner. With rate rises hard to predict, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

It is important that the property lawyer undertaking the legal work can act on behalf of your preferred bank or building society. Our conveyancers are on all major lenders' panels. So no matter whether you are moving to a flexible mortgage with Birmingham Midshires or to a variable-rate mortgage with the Yorkshire Building Society, we 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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