Updated: October 12, 2018

Crowthorne conveyancing solicitor fees

No Move, No Fee conveyancing in Crowthorne

Conveyancing solicitor fees are paid your Crowthorne conveyancing solicitor for the legal work involved in moving home.

How are Crowthorne conveyancing fees calculated?

Our conveyancers work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Crowthorne who will work on a fees per hour basis. Your quote will set out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as Land Registry fees or leasehold information packs.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Crowthorne cost?

Conveyancing fees in Crowthorne will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, additional region-specific searches, such as a mining search, may be needed and Local Authority (LA) Search fees will vary.

There are no hidden fees or nasty surprises with Quittance. For standard conveyancing transactions, what we quote is the fee 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 Crowthorne

Purchase conveyancing will require a conveyancing solicitor in Crowthorne to consider a wide range of issues. Examples of such factors can range from technical problems relating to the property title to the mortgageability of the property itself.

The solicitor will report their findings back to the purchaser and their mortgage lender, deal with any legal issues and register the title in the new owner's name.

The following section discusses the property types which may be of interest to homebuyers looking for conveyancing solicitors in Crowthorne.

Your Crowthorne conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in Crowthorne, it is critical that you make sure that they are on the panel of your mortgage lender, whether you are obtaining a mortgage from Capital Home Loans, Britannia or any other lender.

Some banks and building societies will only work with a select panel of firms. If a solicitor is not on the panel of your mortgage lender, the lender will likely require an alternative firm to complete the legal work.

The buyer will be expected to pay this alternate lawyer's fees and significant delays to your move could occur.

Your home move could be put at risk by failing to check your lawyer's lender panel status.

Quittance Conveyancing are approved to act for all banks and building societies.

Residential Property Searches (Bracknell Forest Council)

Residential property searches are carried out by Crowthorne conveyancing solicitors to expose planning, development and environmental issues that could possibly compromise how much the property you intend to buy will be worth. They include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • Environmental search - environmental issues that could adversely affect the property
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - there is a risk that some Crowthorne properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Additional searches, such as a highways authority search or a more detailed plan search, may also be referred to in the standard searches.

The average processing time for Residential property searches obtained from Bracknell Forest Council is 8 weeks. A private search company will be able to provide this information sooner.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will source an Official Copy of the Title Register from HMLR, helping to evidence potential planning issues. These issues could include discrepancies with the filed plan or right of access issues.

Bracknell Forest Council Council Tax

The council tax paid by a homeowner is based on various criteria such as the size and character of the home and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For example, for an average Tax Band D house in Crowthorne, the amount of council tax due would be £1,584.

Crowthorne conveyancing solicitors will inform a buyer of the property's tax band as soon as they are notified.

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 (25%) would reduce the tax due to £1,188.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or for spouses of students who are not British. The Valuation Office Agency work out bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Bracknell Forest Council Tax (2018)
A £1,056
B £1,232
C £1,408
D £1,584
E £1,937
F £2,289
G £2,641
H £3,169

Are you about you buy a home in the wrong council tax band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd
Reading
RG1 3ER
Berkshire

Stamp Duty on Crowthorne properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

A property buyer will usually need to pay SDLT if the home they are purchasing is valued at over £125k.

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

This table sets out stamp duty for property in Crowthorne:

  Average selling price (2017) Stamp Duty Land Tax
Average price £513,352 £15,667.60
Average price (detached) £673,804 £23,690.20
Average new build £513,556 £15,677.80

Stamp duty relief for first-time buyers in Crowthorne

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if an existing homeowner bought a second home in Crowthorne for the average price of £513,352 the stamp duty would be £41,068.16.

Crowthorne conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Crowthorne

New build site

The risks of leasehold property ownership are a source of anxiety for leasehold home buyers. Increasing ground rents, sinking fund issues and sub-letting restrictions are among the many common complications awaiting an uninformed buyer.

Poor leasehold guidance, from an inexperienced conveyancer, can have costly, long-term consequences.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Crowthorne will consider potential leasehold issues, including reviewing correspondence between the freeholder and leaseholder, understanding regional and era-specific nuances of leases and reserve funds.

Ensure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Crowthorne?

House under construction

The average sale price of new build homes in Crowthorne is £513,556, (source: Land Registry). 9 new builds were purchased in Crowthorne last year.

A new-build conveyancing solicitor in Crowthorne needs to be conscious of local Crowthorne issues and the complications associated with new build, e.g. spotting incomplete agreements for roads and sewers and liaising with the builder's onsite sales team.

Our new build conveyancing department will provide an accurate and truly independent assessment of the legal title of the house or apartment, with close attention paid to issues ranging from unreasonable leasehold terms to an assessment of other risks, such as regional infrastructure development.

Conservation areas in Berkshire

If you are buying a home in one of Crowthorne's conservation areas, the property will need to meet any conservation area building controls. Referred to as Article 4 directions, these conditions can include restrictions affecting frontal additions to the property such as a porch, restrictions on joinery colour choices or restrictions on extensions normally within Permitted Development rights.

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 Crowthorne.

Conveyancing - Selling a property in Crowthorne

The conveyancing process on a sale of a home is less difficult than when purchasing. For a house purchase, caveat-emptor' means that the onus lies entirely with the buyer to ensure that the property they are buying is legally sound.

On the other side of the transaction, conveyancing solicitors in Crowthorne acting for the person selling effectively just answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

A property will frequently have many problems (for example having a flying freehold or having right or way issues (such as being landlocked)) which may hinder your home move.

It is generally advisable for vendors to tackle such issues head on.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is much more specialised in comparison with a freehold house.

Crowthorne conveyancing solicitors will also carry out additional work, including applying for the latest service charge accounts, through to details of historical insurance claims.

It is highly recommended that the seller instructs a lawyer with leasehold experience as soon as the property is marketed, if not before, to reduce delays.

What if Quittance conveyancers are acting for the other side?

SRA rules restrict 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 Crowthorne property, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a law firm in Crowthorne to carry out your legal work.

Local Crowthorne conveyancing solicitor directory

  • Rowberrys, Sherwood House, 104 High Street, Crowthorne, Berkshire, RG45 7AX
  • Rosemary Smith & Co, 97 High Street, Crowthorne, Berkshire, RG45 7AD

Conveyancing - Remortgaging a property in Crowthorne

Homeowners remortgage for all sorts of reasons, for example getting onto a longer fixed-rate term, or funding a one-off purchase. By far the most common reason, however, is to get a more attractive interest rate.

You will typically be able to benefit from a better rate earlier with a more proactive conveyancing solicitor in Crowthorne, reducing the time the conveyancing takes to complete. With possible rate rises on the horizon, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is important that your property lawyer can act for the new lender. Our conveyancing team are on all major lenders' panels. So whether you are changing to a cashback mortgage with the NatWest or to a long-term fixed mortgage with the Coventry 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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