Updated: October 12, 2018

Ferndown conveyancing solicitor fees

No Move, No Fee conveyancing in Ferndown

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Ferndown for handling the legal work for your move.

Do Ferndown conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Ferndown will work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will set out what you will pay when your house or flat sale completes.

Are there any other costs?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as leasehold information packs or bankruptcy checks.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Ferndown cost in total?

Conveyancing solicitor fees in Ferndown should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a historic mining search, may be necessary and Local Authority Search fees can vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ferndown

Caveat emptor, meaning 'let the buyer beware', was a key part of English property law. This maxim no longer applies, however, a purchaser must still undertake due diligence on the property to be purchased.

The conveyancing solicitor in Ferndown will give advice following their enquiries, help with resolving any problems and ensure that the full legal ownership is transferred.

This part of the article considers the kinds of property which may involve extra hazards for buyers who need conveyancing solicitors in Ferndown.

Your Ferndown conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a financial institution like Topaz Finance, to a large lender such as the HSBC. Before instructing a conveyancing solicitor in Ferndown, whoever you choose, it is paramount that you confirm that they are approved by your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies will only work with a restricted panel of legal firms that meet strict criteria.

Should this be the case, the lender will probably require a different firm to act in their interests, and you will usually need to pay this alternative solicitor's fees. This means the transaction could be delayed.

Neglecting to check the lender panel membership of your property lawyer can result in significant delays.

Our conveyancing solicitors can act for all lenders.

Residential Property Searches (East Dorset District Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Ferndown conveyancing solicitors to highlight issues affecting your planned purchase. They include:

  • Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Chancel repair liability - involves 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.

More specific searches, such as a tin mining search or a more detailed environmental report, may also be advised in the standard search results.

The estimated turnaround time for searches delivered by East Dorset District Council is 11 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning documents

Official Entries will also be applied for from HM Land Registry by your conveyancing solicitor, assisting with the identification of any issues, for example the title plan showing only very general boundaries or that a restrictive covenant has been breached.

East Dorset District Council Council Tax

Council tax is calculated by East Dorset District Council on property value and the number of people living in the property. For example, the occupier of a Valuation Band B home in the East Dorset District Council area would pay annual council tax of £1,526.

Ferndown conveyancing solicitors will inform the buyer of the home'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 £1,145.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if an occupier is a student nurse. The Valuation Office Agency (VOA) assess council tax bands for newly-constructed property, and where the owner has requested a revaluation.

Band East Dorset District Council Tax (2018)
A £1,308
B £1,526
C £1,745
D £1,963
E £2,399
F £2,835
G £3,271
H £3,925

Owners can ask for their property to be reassessed, but the band could be revised up as well as down. To challenge your banding contact:

Valuation Office Agency
5th Floor
Holland House
Oxford Rd
Bournemouth
BH8 8EF
Dorset

Stamp Duty on Ferndown properties

After a house sale has completed, the purchaser's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay stamp duty.

Our post-completion conveyancing team use integrated case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

The following table illustrates stamp duty examples for properties in Ferndown:

  Average sale price (2017) Stamp Duty Land Tax
Average price £360,448 £8,022.40
Average price (detached) £453,118 £12,655.90
Average new build £489,540 £14,477.00
Homeowners must pay a higher rate of SDLT when buying a second property. For example, if a homeowner bought a second property in Ferndown for the average price of £360,448 the SDLT would be £28,835.84.

Stamp duty relief for first-time buyers in Ferndown

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Conveyancing solicitors in Ferndown will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Ferndown

New build site

Buying a leasehold house or flat if you are unaware of the facts can be risky. Numerous technical issues may be awaiting the unsuspecting purchaser, including:

  • ground rent multipliers
  • unfair clauses in the lease
  • undisclosed major works
  • reversionary interests
Incomplete leasehold information, delivered by an inexperienced lawyer, could lead to serious consequences.

A good conveyancing solicitor in Ferndown will consider potential leasehold issues, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • possible service charge shortfalls
  • absent freeholders
  • rights issues
  • block management regulations that sit outside the lease

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Call Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Ferndown?

New build site

4 brand new homes have been bought in Ferndown in 2018 so far, (HMLR figures). The average sale price of Ferndown new build properties is £597,997.

A new-build conveyancing solicitor in Ferndown needs to be conscious of both local Ferndown considerations as well as the complications associated with new build, like advising on mortgage offer flexibility for delayed completion and ensuring new estate roads are adopted.

Our award-winning conveyancing team specialise in new build purchases and working to developer exchange timeframes.

Conservation areas in Dorset

Whether you are going to buy a period cottage or a Regency townhouse, if the house is in a designated conservation area, any planned modifications to the house may not be permitted by East Dorset District Council.

Called Article 4 directions, these constraints could include restrictions on the use of PVC windows, limitations on new outbuildings or restrictions on the display of advertisements.

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Ferndown.

Conveyancing - Selling a property in Ferndown

Conveyancing for a property sale is less difficult than for a property purchase. During the sale of a house or flat, the burden is solely on the buyer to ensure that the property they are purchasing does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Ferndown acting for the seller only need to answer enquiries made on behalf of the buyer.

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

A property will often come with a series of challenges (such as not having suitable right of way) which could threaten the completion of a sale.

Don't shy away from finding a solution, trusting that the issue won't be discovered. Instead, you should seek out professional help and work to resolve it as soon as you can.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is much more complex in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Ferndown must carry out additional tasks. This can involve requesting the latest service charge and ground rent statement or a copy of any notices served on the leaseholder.

So as to resolve any leasehold-related difficulties sooner, it is recommended that the vendor contact a conveyancer as soon as an estate agent is chosen.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Ferndown, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could contact a property solicitor firm in Ferndown to carry out your legal work.

Local Ferndown conveyancing solicitor directory

  • Luff Brook Carter Ltd, 521 Ringwood Road, Ferndown, Dorset, BH22 9AQ
  • Mjp Law Limited, 18-20 Victoria Road, Ferndown, Dorset, BH22 9HZ
  • Kiteleys Solicitors Limited, 497-499, Ringwood Road, Ferndown, Dorset, BH22 9AG
  • Jordan Williams Law Limited, 24 Wollaton Road, Ferndown, Dorset, BH22 8QY
  • Kiteleys Solicitors Limited, 136 Station Road, West Moors, Ferndown, Dorset, BH22 0JB

Conveyancing - Remortgaging a property in Ferndown

Securing a lower interest rate is generally why people change lenders. There are other reasons, including getting onto a longer fixed-rate term, or releasing funds to help pay for home improvements.

A proactive conveyancing solicitor in Ferndown will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

To certify that the parties' interests are protected, the property lawyer will represent both you and the mortgage provider.

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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