Updated: October 12, 2018

Corsham conveyancing solicitor fees

No Move, No Fee conveyancing in Corsham

Conveyancing solicitor fees are paid to your Corsham conveyancing solicitor for the legal work for a home sale or purchase.

Do Corsham conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Corsham work on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote will set out what you will pay when your property transaction has completed.

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 identity verification checks or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will the total Corsham solicitor conveyancing fees be?

Although conveyancing fees in Corsham will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a Coal Authority search, may be needed.

There are no hidden costs or surprises to be paid with Quittance. For a standard sale or purchase, the fees we quote are the fees you pay. 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 Corsham

Caveat emptor, meaning 'let the buyer beware', was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

The Corsham conveyancing solicitor will offer suggestions and advice after making their enquiries, find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.

The content below examines the kinds of residential property that could involve extra risk for buyers who want conveyancing solicitors in Corsham.

Your Corsham conveyancing solicitor must be lender-approved

Before you select a Corsham conveyancing solicitor, it is critical that you make sure that they are on the approved panel of your chosen lender, whether you are obtaining a mortgage from Halifax, the Ecology Building Society or any other lender.

The majority of mortgage lenders will only accept a restricted group of firms. If your conveyancer can't act for your chosen lender, the lender will likely require an alternative law firm to carry out the legal work.

The home buyer will then have to cover this substitute lawyer's fees and the conveyancing process could take much longer.

Your purchase can be seriously delayed if you fail to check your solicitor's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Conveyancing Searches (Wiltshire Council)

Searches are enquiries made of various authorities by Corsham conveyancing solicitors to identify issues affecting the home you want to buy. They include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More specific searches, such as a radon gas search or a ground stability report, may also be referred to subject to the outcome of the initial searches.

Wiltshire Council has an approximate turnaround time of 16 weeks for searches. As a result, quicker regulated searches will be recommended.

Checking planning status

The conveyancing solicitor acting for the buyer will also order an Official Copy of the Title Register from HMLR, helping to evidence potential planning issues, such as errors on the title plan or restrictions that limit alterations.

Wiltshire Council Council Tax

Wiltshire Council calculate council tax on Corsham homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Valuation Band B residential property in Corsham, the council tax would be £1,383.

Conveyancing solicitors in Corsham will inform a purchaser of the property's tax band once they are themselves notified.

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 could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British.

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 council tax rate?

Contact the VOA for more information on how to challenge your tax band:

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

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made. 30 were approved and the tax was reduced.

Stamp Duty on Corsham properties

Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

The current stamp duty threshold for residential properties is £125k.

Quittance use smart case management systems to make sure that mistakes are not made on the stamp duty process.

See examples for typical local properties:

  Average selling price (2017) SDLT
Average price £350,680 £7,534.00
Average price (detached) £473,447 £13,672.35
Average new build £378,786 £8,939.30

Stamp duty relief for first-time buyers in Corsham

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with relief up to £500,000 in some areas. If you are buying a second home for more than £40,000 then you will have to pay a higher rate of 3%. For example, if a homeowner bought a second home in Corsham for the average price of £350,680 the stamp duty would be £28,054.40.

Corsham conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Corsham

New build site

Purchasing a leasehold home can be challenging when compared to buying a freehold property. Ground rent multipliers, onerous covenants and unfair developer practices are only some of the frequent complications lying in wait for the unsuspecting purchaser.

Severe consequences can result from a less-experienced conveyancer's inaccurate leasehold advice.

If you are planning to purchase a leasehold home, a specialist conveyancing solicitor in Corsham will address aspects of leasehold, for example flats in the same block with disparity between their leases, any recent demands for service charges and ground rent and reviewing the lease itself.

Ensure that you are fully-informed regarding your planned purchase - Get in touch with our leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Corsham?

New build site

According to data sourced by the Land Registry, 81 brand new properties were purchased in Corsham last year. The average sale price of a new build home in Corsham is £378,786.

A new-build conveyancing solicitor in Corsham must be aware of regional issues and the complications associated with new build, such as handling reservation fees and confirming right of way over drains and sewers.

Our team of new build conveyancers specialise in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in Wiltshire

Whether you are going to buy a thatched cottage or a Georgian town house, if the home is in an officially designated conservation area, any changes you can make to the home might not be permitted by Wiltshire Council.

Called Article 4 directions, these restrictions could include:

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

If a property is in breach, the local council could order the owner to pay for the work needed to make the home compliant, even if the changes were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Corsham's conservation areas.

Conveyancing - Selling a property in Corsham

The conveyancing process on a sale of a house or flat is less complicated than when purchasing. The buyer undertakes thorough due diligence on the property, whereas conveyancing solicitors in Corsham acting for the seller effectively just collects any required paperwork and replies to the solicitor's standard and additional enquiries .

How to reduce the risk of an abortive sale

Obstacles, such as not being insurable, can easily slow or frustrate the sale process.

Property experts will almost always recommend that sellers tackle any such problems head on.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold flat (leasehold houses are rare) is much more complex than it is for a freehold home.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Corsham, including getting an up-to-date service charge statement or a common parts fire risk assessment.

It is recommended that the vendor contact a property lawyer as soon as the decision is made to sell to reduce the impact of any leasehold-caused difficulties.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, SRA regulations ban the same solicitor from working on behalf of both sides in a property sale.

You could contact a local Corsham conveyancing solicitor firm to handle your legal work, if a Quittance conveyancer is doing the legal work for the other side.

Local Corsham conveyancing solicitor directory

  • Goughs Lawyers LLP, 23 Pickwick Road, Corsham, Wiltshire, SN13 9BH

Conveyancing - Remortgaging a property in Corsham

People remortgage their home for all sorts of reasons, such as getting onto a longer fixed-rate term, or borrowing more to help pay for an extension. The main reason, however, is to secure a preferential rate.

Homeowners should be able to enjoy a lower rate sooner with a more efficient conveyancing solicitor in Corsham, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

In order to certify that the interests of the lender are covered, the property lawyer will act for both you and the mortgage lender.

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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Corsham home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Corsham property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:

conveyancing@quittance.co.uk

Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!