Updated: October 12, 2018

Herefordshire conveyancing solicitor fees

No Move, No Fee conveyancing in Herefordshire

Conveyancing solicitor fees are the costs you pay to your Herefordshire conveyancing solicitor for carrying out the legal work for a property transaction.

How are Herefordshire conveyancing fees calculated?

Our conveyancers work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Herefordshire who carry out the legal work on an hourly rate. Your conveyancing quote sets out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as managing agent information or local authority searches.

See: How much should conveyancing fees cost?

How much will conveyancing in Herefordshire cost in total?

Although conveyancing fees in Herefordshire will usually match prices elsewhere in the UK, there may 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 fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance. To calculate the conveyancing fees for your move, 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 Herefordshire

Well-known for its cider production and breed of cattle, the county of Herefordshire lies on the border between England and Wales. Its county town and administrative centre is the cathedral city of Hereford. The county is one of the least populated areas of England.

Within the county's boundaries are the attractive towns of Ross-on-Wye, Ledbury, Leominster, Bromyard and Hay-on-Wye, famed for its literary festival.

A regeneration programme is in place to develop certain areas and it is anticipated that plans by Hereford Enterprise Zone will create 4,500 new jobs in Hi-Tech industries.

Conveyancing for purchasers

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. Since 2013, this principle no longer applies, however, the buyer still will need to investigate the house or flat they plan to buy.

The Herefordshire conveyancing solicitor will give advice following their enquiries, help to fix or resolve any legal issues and ensure that the full legal ownership is transferred.

The following examines those types of property that may be of interest to buyers searching for conveyancing solicitors in Herefordshire.

Your Herefordshire conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Lloyds Bank or a niche lender such as Whistletree, before you select a Herefordshire conveyancing solicitor it is very important that you make sure that they can act for your mortgage lender.

Some mortgage lenders will only accept a restricted panel of legal practices that meet strict criteria. If a conveyancer is not on the panel of your mortgage lender, the lender will probably need a second law firm to complete the legal work.

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

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

Quittance Conveyancing are approved to act for all mortgage lenders.

Herefordshire Council searches

Property searches are carried out by Herefordshire conveyancing solicitors to help identify issues that might potentially impact how much the property you are buying will be worth.

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

More specialised searches, such as a tin mining search or a ground stability report, may also be advised in the initial search results.

Herefordshire Council has a usual processing time of 6 weeks for property searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer also obtains office copies from HMLR, assisting with the identification of planning issues, such as restrictions that limit alterations or the title plan showing only very general boundaries.

Herefordshire Council Council Tax

The amount of council tax a homeowner in Herefordshire will pay to Herefordshire Council will depend on the property's value and the number of residents. For example, the occupier of a Band E home in the Herefordshire Council area would pay annual council tax of £2,106.

Conveyancing solicitors in Herefordshire will inform a purchaser of the home'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 £1,579.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property is occupied solely by students. A new property is assessed by the Valuation Office Agency and allocated a banding.

Band Herefordshire Council Tax (2018)
A £1,149
B £1,340
C £1,531
D £1,723
E £2,106
F £2,489
G £2,872
H £3,446

Can I appeal against my band?

A property owner can also apply for their property to be reassessed. To appeal contact:

Valuation Office Agency
Block A Government Buildings
Whittington Rd
Worcester
WR5 2LB
Worcestershire

Stamp Duty on Herefordshire properties

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

When buying a home, stamp duty will probably need to be paid if the property is valued at over £125,000.

Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the stamp duty process.

The following table illustrates SDLT examples for typical properties in Herefordshire:

  Average sale price (2018 to date) SDLT
Average price £260,044 £3,002.20
Average price (detached) £347,913 £7,395.65
Average new build £278,330 £3,916.50
Higher rates of SDLT apply to buyers of second property in the form of an SDLT surcharge of 3%. E.g. if a second home was bought for £260,044 then the SDLT including the surcharge would be £20,803.52. .

Stamp duty relief for first-time buyers in Herefordshire

Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300k.

Herefordshire conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Herefordshire

New build site

The potential risks of buying a leasehold property should be of serious concern for leasehold property buyers. Ground rent multipliers, unreasonable lease extension premiums and absent freeholders are but a few of the many potential difficulties awaiting an uninformed purchaser.

Serious consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Herefordshire will address aspects of leasehold, including service charges and whether they have been collected, reserve funds and dealing with freeholders and managing agents.

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Herefordshire?

New build site

Based on data collated by HM Land Registry, the average cost of Herefordshire new build properties is £278,330. 3 new builds have been bought in Herefordshire in 2018 so far.

The legal work for purchasing a new build home can be more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Herefordshire must be aware of both region-specific issues and also should investigate several key issues, such as handling reservation fees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

With our new build team, you will get an expert assessment of the legal title of the house or apartment, and in particular issues ranging from the home's future resaleability to an assessment of other risks, such as future local development.

Conservation areas Herefordshire

Whether you are buying a period country house or a Victorian detached house, if the house is in a protected conservation area, your plans to alter the house may not be allowed by the local authority.

These constraints, called Article 4 Directions, may include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Herefordshire

The legal side of a sale of a home is more straightforward than when purchasing. The purchaser must carry out a thorough investigation into the property and its legal title. Conveyancing solicitors in Herefordshire acting for the vendor simply responds to enquiries made by the buyer's solicitor.

What could jeopardise your home sale?

Obstacles, such as a boundary dispute, can easily delay the sale process.

You shouldn't ignore this and hope any such problems will go away. Instead, get advice and work to resolve it as quickly as possible.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold flat is quite a lot more technical compared to a freehold house.

Conveyancing solicitors in Herefordshire will also need to carry out additional work, which could include obtaining an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

To help mitigate the delays involved in selling a leasehold property, it is strongly advised that you instruct a solicitor as soon as the decision is made to sell.

What if Quittance is already acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a property sale. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a property in Herefordshire, and one of our conveyancing solicitors is carrying out the legal work for the other side, you could contact a local Herefordshire conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Herefordshire

Although there are many reasons to remortgage, homeowners will generally remortgage a home to lower their monthly repayments.

You can enjoy the benefits of a better rate earlier with a more proactive conveyancing solicitor in Herefordshire, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

Your property lawyer should also be able to act for your preferred bank or building society. Our conveyancing team are panel members of all major banks and building societies. So whether you are switching to a flexible mortgage with the Bank of Scotland or to a capped-rate mortgage with the Monmouthshire Building Society, our remortgage specialists 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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