Updated: October 12, 2018

Farnham conveyancing solicitor fees

No Move, No Fee conveyancing in Farnham

Conveyancing solicitor fees are the costs you pay to your Farnham conveyancing solicitor for the legal work involved in moving home.

Do Farnham conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Farnham offer services on a cost per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no nasty surprises in the small print. Your conveyancing quote will explain exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like local authority searches or TT fees.

See: Complete list of conveyancing fees

How much will the total Farnham solicitor conveyancing fees be?

Although conveyancing fees in Farnham will be the same as anywhere else in the UK, the disbursements required can vary. For example, council search fees will vary and additional region-specific searches, e.g. a flood plain search, may be needed.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Farnham

As a key part of the legal work for a homebuyer, a conveyancing solicitor in Farnham will examine the draft contract and investigate the title of the property and report back to the buyer and the lender.

After making their enquiries the conveyancer will give advice and will deal with any legal issues and register the new owner's title at the Land Registry.

This section discusses elements of the legal process for conveyancing solicitors in Farnham requiring specialist legal knowledge.

Your Farnham conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Farnham, you need to check that they can act for your chosen lender, whether you are taking out a mortgage from Topaz Finance, the Bank of Scotland or any other lender.

Some mortgage lenders will only work with a select panel of law firms. If your solicitor is unable to act for your chosen lender, the lender will need an alternative solicitor firm to carry out the legal work.

The buyer will be expected to pay this substitute solicitor's fees and the conveyancing process could take much longer.

Failing to confirm your property lawyer's lender panel status could result in significant delays.

Quittance Conveyancing are on the panel of all lenders.

Waverley Borough Council searches and other searches

Property searches are questions asked of various bodies by Farnham conveyancing solicitors to give details about your new home.

Lenders almost always need a list of searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Waverley Borough Council
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 searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

You will be made aware if your mortgage lender requires any more searches, e.g. a highways authority search or an energy search.

Waverley Borough Council has an estimated delivery time of 4 weeks for LA searches, so personal (as opposed to official) searches will be faster.

Finding planning permissions

The conveyancing solicitor acting for the buyer also obtains an Official Copy of the Title Register from HMLR. This will help to identify potential planning issues. These issues could include a restrictive covenant against certain alterations or the title plan showing only very general boundaries.

Waverley Borough Council Council Tax

Waverley Borough Council calculate council tax on Farnham homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band E, for example, would owe annual council tax of £2,301.

A conveyancing solicitor in Farnham will inform the buyer of the home's council tax band once they have the Local Authority search results.

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 £1,726.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British.

Band Waverley Borough Council Tax (2018)
A £1,255
B £1,464
C £1,673
D £1,883
E £2,301
F £2,719
G £3,138
H £3,765

Is it possible to appeal?

To challenge your banding contact:

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

A property owner can also apply for their property to be reassessed.

Stamp Duty on Farnham properties

The current SDLT threshold for residential properties is £125,000. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance's case management software are fully integrated with HMRC's electronic filing systems.

See table below for Stamp Duty Land Tax examples for properties in Farnham:

  Average selling price (2018 to date) Stamp Duty
Average price £632,064 £21,603.20
Average price (detached) £814,484 £30,724.20
Average new build £289,746 £4,487.30

Stamp duty relief for first-time buyers in Farnham

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas. Higher rates of SDLT apply to buyers of second property in the form of a higher rate of 3%. For example, if a property owner bought a second property in Farnham for the average price of £632,064 the SDLT would be £50,565.12.

Conveyancing solicitors in Farnham should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Farnham

New build site

Buying a leasehold property without knowing what you are getting into can be fraught with risk. Numerous technical obstacles may be lying in wait for an uninformed purchaser, including:

  • marriage value issues
  • unpaid service charges by the existing leaseholder
  • absent freeholders
  • doubling ground rents
Severe consequences can result from an inexperienced lawyer's bad leasehold advice.

A competent conveyancing solicitor in Farnham will address aspects of leasehold, including :

  • sometimes ancient and arcane lease documents
  • service charges and whether they have been collected
  • absent freeholders
  • landlord/tenant disputes
  • insurance covenants

Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Farnham?

House under construction

The average purchase price of new build property in Farnham is £289,746. 6 new build properties have been bought in Farnham in 2018 so far.

A new-build conveyancing solicitor in Farnham will need to be aware of local Farnham considerations and the extra complexities of new build, including handling reservation fees and confirming Section 38 agreements.

With Quittance Conveyancing, you will get an expert appraisal of the legal title of the house or apartment, scrutinising contract considerations ranging from the home's subsequent mortgageability to excessive ground rent and service charges (where applicable).

Conservation areas in Surrey

Your conveyancing solicitor will confirm whether the property you are going to buy is in a conservation area in Farnham. If it is, the home is affected by building controls. These constraints, called Article 4 Directions, can include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

The local council 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 Farnham.

Conveyancing - Selling a property in Farnham

Conveyancing for a property sale is simpler than for a property purchase. The purchaser will have to go through detailed research on the legal title of your home, whilst conveyancing solicitors in Farnham acting for the vendor just answers the purchaser's enquiries.

What can you do to minimise the risk of your sale falling through?

Properties can face any number of legal problems (for example having a defective lease) that have the capacity to delay a purchase for weeks.

In most cases, it is recommended for vendors to handle such issues without delay.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are not common) is quite a lot more complex than for a more straightforward freehold house.

Farnham conveyancing solicitors must usually carry out further legal work, and this could include sourcing an up-to-date service charge statement, through to details of any breach of the terms of the lease.

It is recommended that you instruct a leasehold-specialist lawyer as soon as an estate agent is chosen to ensure any legal complexity is correctly handled.

Can Quittance conveyancers act for the buyer and the seller in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale and purchase.

You could instruct a property solicitor firm in Farnham to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Farnham

The main reason homeowners remortgage is to get a better interest rate. There are also a number of other reasons to consider remortgaging, for example extending the mortgage term, or moving to an offset mortgage.

A good conveyancing solicitor in Farnham can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing your preferred rate.

To ensure that the lender's interests are protected, the property lawyer will represent 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

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