Updated: October 12, 2018

High Wycombe conveyancing solicitor fees and costs

No Move, No Fee conveyancing in High Wycombe

Conveyancing solicitor fees are the costs you pay to your High Wycombe conveyancing solicitor for the legal work associated with moving home.

Do High Wycombe conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in High Wycombe will work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote will set out all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like property searches or office copies.

See: Complete list of conveyancing fees

How much will conveyancing in High Wycombe cost in total?

Conveyancing solicitor fees in High Wycombe will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, specific extra searches, such as a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. 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 High Wycombe

Surrounded by the Chilterns countryside, High Wycombe is the second largest town in Buckinghamshire after Milton Keynes.

Recent major redevelopments of the town are seen as major milestones in its regeneration and include high end shopping outlets and restaurants, plus a host of leisure facilities including a gym, cinema and bowling alley.

Conveyancing for home buyers

The legal work for a home purchase needs a High Wycombe conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. missing rights) to factors affecting the mortgageability (e.g. Green Deal repayments).

The property lawyer will report their findings back to the buyer and their lender, make practical suggestions and make sure that the title is registered in the name of the new buyer.

This section of the article discusses the kinds of residential property which could be of concern to homebuyers searching for conveyancing solicitors in High Wycombe.

Your High Wycombe conveyancing solicitor must be lender-approved

Before you select a High Wycombe conveyancing solicitor, you must confirm that they can represent your lender, whether you are getting a mortgage from the Co-operative Bank, the Hinckley and Rugby Building Society or any other lender.

Quite a few mortgage lenders are only prepared to work with a restricted group of firms that meet stringent standards. If your solicitor can't act for your lender, the lender will need a different solicitor firm to complete the legal work.

The purchaser will be expected to pay this second solicitor's fees and significant delays to your move could occur.

Setbacks can arise if you do not confirm your property solicitor's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage providers.

Residential Property Searches (Wycombe District Council)

Searches are enquiries made of public bodies by High Wycombe conveyancing solicitors to help uncover relevant information about your planned purchase.

Searches are carried out primarily to satisfy mortgage conditions. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Purchasers will be told if your lender needs any additional searches, such as a more detailed flood report or a disadvantaged area search.

The typical processing time for Local Authority searches delivered by Wycombe District Council is 7 weeks. In these circumstances, faster personal searches will be advisable.

Checking planning status

Official Entries will also be sourced from HMLR by the conveyancing solicitor acting for the homebuyer. This will help to reveal planning issues. These issues could include outbuildings lying outside the boundary or restrictive covenants governing the use of the property.

Wycombe District Council Council Tax

The amount of council tax a homeowner in High Wycombe will pay to Wycombe District Council will depend on the property's value and the number of residents. For instance a house in the Wycombe District Council area in Valuation Band D would pay £1,718 per annum.

Conveyancing solicitors in High Wycombe will inform the purchaser of the property's tax band once this is confirmed by the searches.

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 £1,289.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the resident is living in long term residential care. Property built after 1991 is allocated a banding by the Valuation Office Agency.

Band Wycombe District Council Tax (2018)
A £1,145
B £1,336
C £1,527
D £1,718
E £2,100
F £2,482
G £2,864
H £3,436

Does anyone ever challenge their valuation?

A property owner can also ask for their property to be reassessed, and a refund may be due if the property is awarded a lower band. To appeal contact:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd
Reading
RG1 3ER
Berkshire

Stamp Duty on High Wycombe properties

SDLT will almost always need to be paid if the house being purchased is valued at over £125k. Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See Stamp Duty Land Tax examples for homes in High Wycombe:

  Average sale price (2017) SDLT
Average price £419,154 £10,957.70
Average price (detached) £627,578 £21,378.90
Average new build £344,820 £7,241.00

Stamp duty relief for first-time buyers in High Wycombe

Since November 2017, first-time buyers only need to pay stamp duty on homes valued over £300,000. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. For example, if a homeowner bought a second property in High Wycombe for the average price of £419,154 the SDLT would be £33,532.32.

High Wycombe conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in High Wycombe

New build site

It has been recently reported that more than of 100,000 UK property owners have property leases with unreasonable terms. The many potential complications awaiting an uninformed purchaser could include:

  • exponential ground rents
  • short leases
  • sinking fund issues
  • sub-letting restrictions
Serious consequences can result from a less-experienced conveyancing solicitor's inaccurate leasehold advice.

A expert conveyancing solicitor in High Wycombe will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • managing agent practices
  • current-year service charge estimates
  • residents? management company
  • buildings insurance apportionments

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

Buying a 'New Build' property in High Wycombe?

New build site

Based on local data compiled by the Land Registry, 15 newly-constructed homes have been bought in High Wycombe in 2018 so far. The average cost of High Wycombe new build properties is £195,608.

Acquiring a new build home can be more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in High Wycombe must be aware of local issues and will examine a number of areas, e.g. handling structural guarantees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our specialist team of new build conveyancers deliver an expert assessment of the legal status of the property, paying close attention to concerns ranging from the home's future marketability to potential freehold acquisition traps.

Conservation areas

Whether you enjoy a rural setting or Regency architecture, moving to a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area building controls will affect your home.

These building controls, called Article 4 Directions, may 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 planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.

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

Conveyancing - Selling a property in High Wycombe

The legal process for a house sale is normally less troublesome than for a purchase. The buyer's conveyancer will have to go through detailed due diligence on your home. Conveyancing solicitors in High Wycombe acting for the vendor simply answers the purchaser's enquiries.

Factors that could delay or endanger your sale

Common issues, like not having appropriate warranties, might jeopardise a sale.

Don't bury your head in the hope that any issues won't be spotted. Instead, seek out professional help and attempt to resolve it at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is much more time-consuming than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in High Wycombe will need to conduct additional work, which could include collating the latest service charge and ground rent statement, through to any information about regulations affecting the property that are not in the lease.

You should instruct a property lawyer as soon as the property is marketed, if not before, to reduce leasehold-related delays.

What if Quittance conveyancers are acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in High Wycombe to carry out your conveyancing, if we are acting for the other side.

Local High Wycombe conveyancing solicitor directory

  • Ainsley Harris Limited, 89 Easton Street, High Wycombe, Buckinghamshire, HP11 1LT
  • Browns Solicitors (Buckinghamshire) Ltd, First Floor, Albert House, Queen Victoria Road, High Wycombe, Buckinghamshire, HP11 1AG
  • Reeds Solicitors Ltd, Building A, 15 Queen Victoria Road, High Wycombe, HP11 1BB
  • Reynolds Parry Jones LLP, 10 Easton Street, High Wycombe, Buckinghamshire, HP11 1NP
  • Sheratons Solicitors Ltd, Suites 11 and 11a, 1st Floor, 86 Easton Street, High Wycombe, Bucks, HP11 1LT

Conveyancing - Remortgaging a property in High Wycombe

Although there are many reasons to remortgage, people generally remortgage a home to secure a better rate of interest.

You should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in High Wycombe. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing the rate you want.

A property lawyer will need to act for both you and the new lender to make sure the lender's new interest is correctly registered and the mortgage provider's interests are protected.

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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