Updated: October 12, 2018

Farnborough conveyancing solicitor fees

No Move, No Fee conveyancing in Farnborough

Conveyancing solicitor fees are paid to conveyancing solicitors in Farnborough for the legal work associated with moving home.

How are Farnborough conveyancing fees calculated?

Some conveyancing solicitors in Farnborough offer services on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing quote explains all fees and disbursements you will need to pay when your property transaction has completed.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as managing agent fees or Stamp Duty.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Farnborough cost?

Though conveyancing fees in Farnborough will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Farnborough

Purchase conveyancing will require the conveyancing solicitor in Farnborough to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. adverse possession) to factors affecting the mortgageability (e.g. proximity to mining works).

The buyer's lawyer will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), iron out any legal issues and ensure the title is transferred to the new owner.

The following section examines those areas of the buying process for conveyancing solicitors in Farnborough where a deeper understanding of the legal technicalities is needed.

Your Farnborough conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from Ahli United Bank, NatWest or any other lender, before you instruct a conveyancing solicitor in Farnborough you need to check that they can act for your chosen lender.

The majority of lenders only accept a restricted group of solicitors or licensed conveyancers that meet stringent criteria. If a conveyancer can't act for your chosen lender, the lender will require an alternative legal firm to complete the legal work.

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

The conveyancing process can be seriously delayed if you fail to check your property solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Rushmoor Borough Council searches

Searches will be applied for by Farnborough conveyancing solicitors in order to identify issues that could possibly compromise how much the property you are buying is worth. They include:

  • Local Authority search - contains information about the property and surrounding area held by Rushmoor Borough Council
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - describes the insurance to protect against any liability owed by Farnborough properties for local parish repairs.

Your lawyer will make you aware if your lender wants any more searches, such as a Crossrail search or a ground stability report.

Homebuyers can expect to wait roughly 4 weeks for Residential property searches ordered from Rushmoor Borough Council, so quicker regulated searches will be advisable.

Planning searches

Official Entries (or 'office copies') will also be ordered from HMLR by the purchaser's conveyancing solicitor. This will help to identify any planning issues, such as restrictions that limit alterations or errors on the title plan.

Rushmoor Borough Council Council Tax

As a homeowner in Farnborough, 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. For example, for an average Band E home in Farnborough, the tax would be £2,008.

A conveyancing solicitor in Farnborough 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 reduces the tax due to 75% which would equal £1,506.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or properties awaiting grant of probate. The Valuation Office Agency (VOA) work out council tax bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Rushmoor Borough Council Tax (2018)
A £1,095
B £1,278
C £1,460
D £1,643
E £2,008
F £2,373
G £2,738
H £3,285

Are you paying too much?

A property owner can also ask for their property to be reassessed. To challenge your banding contact:

Valuation Office Agency
3rd Floor
Bridge House
1
Walnut Tree Close
Guildford
GU1 4AG
Surrey

Stamp Duty on Farnborough properties

Given the complexity of the SDLT1 tax return form, only the daring would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

With some exceptions, if you buy a property over the £125,000 threshold you will have to pay Stamp Duty Land Tax.

Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.

See stamp duty examples for homes in Farnborough:

  Average sale price (2017) Stamp Duty
Average price £333,828 £6,691.40
Average price (detached) £485,346 £14,267.30
Average new build £403,605 £10,180.25
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. Following the example above, if a homeowner bought a second home in Farnborough for the average price of £333,828 the SDLT would be £26,706.24.

Stamp duty relief for first-time buyers in Farnborough

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Conveyancing solicitors in Farnborough should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Farnborough

New build site

The risks associated with purchasing a leasehold property in the UK are well publicised. The many potential problems lying in wait for the unsuspecting buyer could include:

  • sinking fund issues
  • restrictions on the use of the property
  • excessive freehold premiums
  • spiralling ground rents
Serious consequences can result from a less-experienced property lawyer's bad leasehold advice.

A good conveyancing solicitor in Farnborough will consider possible leasehold issues, for example :

  • reviewing the lease
  • reviewing correspondence between the freeholder and leaseholder
  • annual statements of account and budgets for service charges
  • proposed major works (Section 20 notices)
  • external decorations

Our leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Farnborough?

New build site

According to data sourced by HM Land Registry, 3 new build properties have been bought in Farnborough in 2018 so far. The average value of Farnborough new build homes is £406,617.

Acquiring a new build property can be more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Farnborough needs to be conscious of local Farnborough issues and will examine a number of areas, e.g. dealing with fast exchange timeframes and dealing with incomplete service connection agreements.

With our new build team, you will get a specialist assessment of the property's legal status, with a close eye on issues like problematic leasehold terms and likely freehold acquisition traps.

Hampshire Conservation areas

Your conveyancing solicitor will confirm whether the residential property you are going to buy is in a conservation area in Farnborough. If it is, the house could be affected by certain constraints. These restrictions, referred to as Article 4 Directions, can include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Farnborough

The legal process for a house sale is much simpler than for a property purchase. With a property purchase, the responsibility is on the buyer to satisfy themselves that the home they are buying can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in Farnborough acting for the current owner need only answer the buyer's solicitor's formal enquiries.

What proactive steps can you take to reduce the risk of an abortive sale?

Homes can be burdened by complex issues (e.g. a historical dispute with a freeholder) which may endanger a sale.

Don't shy away from finding a solution as it is the buyer's solicitor's job to spot problems - a better course of action will be to get legal advice and tackle it as soon as you can.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold property is much more difficult than for a more straightforward freehold house.

Farnborough conveyancing solicitors will also perform extra work, and this could include asking for the managing agent pack, through to a copy of the lease.

To accelerate the handling of the leasehold work, it is highly recommended that you instruct a leasehold specialist as soon as an estate agent is chosen.

What if Quittance is acting for the other side?

SRA regulations 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 property in Farnborough, and we are acting for the other side, you could instruct a property solicitor firm in Farnborough to undertake your conveyancing.

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Conveyancing - Remortgaging a property in Farnborough

The most common reason homeowners remortgage is to get a more affordable interest rate. There are also any number of other reasons to switch lenders or mortgage deals, for example extending the mortgage term, or moving from a tracker to a fixed-rate.

A good conveyancing solicitor in Farnborough 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), fast conveyancing can be a contributing factor to securing your preferred rate.

It is vital that your property lawyer can act on behalf of the new mortgage provider. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are changing to a variable-rate with the Halifax or to a fixed-rate mortgage with the Allied Irish Bank, we 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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