Updated: October 12, 2018

Hedge End conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hedge End

Conveyancing solicitor fees are paid to your Hedge End conveyancing solicitor for carrying out the legal work for a property transaction.

Do Hedge End conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Hedge End carry out the legal work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote will set out what fees you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

In addition to the legal 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. These include costs like bankruptcy checks or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Hedge End solicitor conveyancing fees be?

Hedge End conveyancing fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority Search fees can vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Hedge End

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.

It is, however, still the duty of the Hedge End conveyancing solicitor to investigate the property, so that they can feed the results of their enquiries back to the buyer, offer pragmatic solutions and confirm that the Land Registry's record of the property is updated.

The content below considers those residential property types which may involve extra hazards for people looking for conveyancing solicitors in Hedge End for a purchase.

Your Hedge End conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a major lender like the HSBC or a niche lender such as Aldermore Bank, before appointing a conveyancing solicitor in Hedge End you must confirm that they are approved by your mortgage lender.

Some lenders only accept a restricted group of solicitors or licensed conveyancers that pass strict selection criteria. If a solicitor is unable to act for your mortgage lender, the lender will need a second solicitor firm to complete the legal work.

You will usually need to pay this alternate lawyer's fees, and weeks could be added to the conveyancing process.

Not checking your conveyancing solicitor's lender panel status can mean serious delays.

Quittance Conveyancing are on the panel of all lenders.

Searches (Eastleigh Borough Council)

Searches are carried out by Hedge End conveyancing solicitors to help identify problems that could undermine the value of the property you are purchasing.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Additional searches, such as a highways authority search or a disadvantaged area search, may also be referred to following the initial searches.

Eastleigh Borough Council has a typical lead time of 10 weeks for Residential property searches. Your lawyer will therefore recommend using faster personal searches.

Checking planning permission status

The buyer's conveyancing solicitor also retrieves the Title Register from HMLR. This will help to identify any planning issues. Examples of these include limits on the development of the property or the title plan showing only very general boundaries.

Eastleigh Borough Council Council Tax

Eastleigh Borough Council calculate council tax on Hedge End homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a house in the Eastleigh Borough Council area in Band C would pay £1,458 per annum.

Hedge End conveyancing solicitors will inform a buyer of the property's 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 (25%) would reduce the tax due to £1,093.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or for foreign language students. A house or flat constructed after 1991 is assigned a banding by the Valuation Office Agency.

Band Eastleigh Borough Council Tax (2018)
A £1,093
B £1,276
C £1,458
D £1,640
E £2,005
F £2,369
G £2,734
H £3,280

Are you paying more than you should?

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

Valuation Office Agency
Overline House
Central Station
Blechynden Terrace
Southampton
SO15 1GW
Hampshire

A homeowner can ask for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Hedge End properties

SDLT is only applicable to homes where the purchase price exceeds £125,000. Given the complexity of the SDLT1 tax return form, only the experienced would attempt to complete and file this with HM Revenue and Customs (HMRC) without a conveyancing solicitor's help.

Quittance's investment in the latest case management software means that HMRC filing objections are a thing of the past.

See SDLT examples for homes in Hampshire:

  Average sale price (2017) SDLT
Average price £355,711 £7,785.55
Average price (detached) £521,049 £16,052.45
Average new build £385,005 £9,250.25

Stamp duty relief for first-time buyers in Hedge End

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following the autumn budget statement, second home buyers must pay a higher rate of 3%. E.g. if a second home was bought for £355,711 then the SDLT including the surcharge would be £28,456.88. .

Conveyancing solicitors in Hedge End should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Hedge End

New build site

Purchasing a leasehold property can be complex, compared to buying a freehold property. Ground rent multipliers, short leases and absent freeholders are among the frequent complications lying in wait for an uninformed buyer.

Serious financial ramifications can result from a less-experienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A competent conveyancing solicitor in Hedge End will investigate aspects of the leasehold purchase, e.g. current-year service charge estimates, unexpired lease terms and dealing with freeholders and managing agents.

Make sure that you are fully-informed regarding your planned purchase with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Hedge End?

New build site

According to Land Registry information, 106 new builds have been bought in Hedge End in 2018 so far. The average value of a new build in Hedge End is £419,442.

The legal work for acquiring a new build property is more complex than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Hedge End must be aware of Hedge End-specific issues and will consider a range of issues, like working to tight developer deadlines and ensuring that the contract is in the buyer's favour.

Our award-winning new build conveyancing team are specialists in ensuring that new build contracts favour the client as much as possible and meeting short developer deadlines.

Conservation areas in Hampshire

If you are planning to buy a home in a conservation area in Hedge End, the property will need to meet any conservation area constraints. Called Article 4 directions, these restrictions can include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Hedge End.

Conveyancing - Selling a property in Hedge End

The conveyancing process on a house sale is simpler than for a property purchase. When a house or flat changes hands, the responsibility lies entirely with the buyer to validate that the home they are buying can be mortgaged and is free from legal issues.

In contrast, for a sale, conveyancing solicitors in Hedge End acting for the existing owner only need to answer the buyer's questions.

What could jeopardise the sale process?

Common obstacles, like having a defective lease, can actually protract your move if not handled appropriately.

Don't ignore the issue as solicitors are trained to unearth any such issues. Get advice and tackle it promptly.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold property is significantly more complex in comparison with a freehold house.

Hedge End conveyancing solicitors must usually carry out further legal work, which could include sourcing the latest service charge and ground rent statement, through to details of any unresolved disputes.

To help mitigate the delays involved in selling a leasehold house or flat, it is recommended that the vendor contact a lawyer as soon as possible, ideally before putting the property on the market,.

Can your conveyancing solicitors act for both the buyer and the seller in one transaction?

A conveyancer regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a house or flat in Hedge End, and a Quittance conveyancer is acting for the other side, you can contact a local Hedge End conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Hedge End

Homeowners remortgage their home for a number of reasons, for example wanting to overpay when the lender refuses, or extending the mortgage term. By far the most common reason, however, is to save money with a lower rate.

You can benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Hedge End. 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.

It is vital that the property lawyer handling your remortgage can also act for your new lender. Our conveyancers are panel members of all major banks and building societies. So no matter whether you are changing to a fixed-rate mortgage with the Halifax or to a joint mortgage with Birmingham Midshires, 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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