Updated: October 12, 2018

Iver conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Iver

Conveyancing solicitor fees are what you pay your Iver conveyancing solicitor for the legal work for a home sale or purchase.

Are Iver conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Iver who work on a fees per hour basis. Your conveyancing quote sets out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

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

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as indemnity insurance or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Iver cost in total?

Whilst conveyancing fees in Iver will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, council search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Iver

Purchase conveyancing needs the conveyancing solicitor in Iver to consider a wide range of issues. Examples of such issues are problems with the property's title (e.g. adverse possession) and a boundary dispute affecting the mortgageability of the home.

The purchaser's solicitor will report their findings back to the buyer, help to fix or resolve any legal issues and register the title in the new owner's name.

The following discusses those residential property types that may be of concern to people searching for conveyancing solicitors in Iver for a purchase.

Your Iver conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche mortgage lender like Ulster Bank or a major lender such as the Bank of Scotland, before you appoint a Iver conveyancing solicitor it is very important that you make sure that they are on the approved solicitor panel of your mortgage lender.

The majority of banks and building societies only accept a select list (referred to as a 'panel') of firms that meet strict criteria. If a conveyancer can't act for your mortgage lender, the lender will require a different firm to carry out the legal work.

You will be expected to pay this substitute solicitor's fees and significant delays to your move could occur.

Not checking the lender panel status of your conveyancing lawyer can result in serious delays.

Our solicitors are approved members of all lender panels.

Conveyancing Searches (South Bucks District Council)

Property searches are enquiries made of government bodies by Iver conveyancing solicitors to identify issues affecting the property being purchased. They include:

  • Local Authority search - planning and development details from South Bucks District Council records
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - some Iver property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specialised searches, such as a radon gas search or a mining search, may also be advised in the standard searches.

The typical delivery time for searches obtained from South Bucks District Council is 4 weeks, so your solicitor will instead apply for quicker personal searches.

Checking planning status

The buyer's conveyancing solicitor also retrieves official entries from HMLR, helping to evidence potential planning issues, such as restrictions that limit alterations or outbuildings missing from the title plan.

South Bucks District Council Council Tax

South Bucks District Council calculate your council tax based on a number of factors such as the number of occupants aged over 18 and the value of the property as determined by the VOA in 1991. For instance for an average Tax Band B property in Iver, the tax would be £1,376 per year.

A conveyancing solicitor in Iver will inform the buyer of the property's tax band once they are themselves 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 (25%) would reduce the tax due to £1,032.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the property is armed forces accommodation.

Band South Bucks District Council Tax (2018)
A £1,180
B £1,376
C £1,573
D £1,769
E £2,163
F £2,556
G £2,949
H £3,539

Can I challenge my council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 were upheld and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Harrow
HA1 1BH

Stamp Duty on Iver properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

If a property is purchased for £125k or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Quittance Conveyancing's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

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

  Average selling price (2017) SDLT
Average price £553,694 £17,684.70
Average price (detached) £843,875 £32,193.75
Average new build £785,825 £29,291.25

Stamp duty relief for first-time buyers in Iver

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Therefore, if a homeowner in Iver bought a second property for the average price of £553,694 the SDLT would be £44,295.52.

Iver conveyancing solicitors will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Iver

New build site

Purchasing a leasehold property without knowing what you are getting into is risky. Numerous technical issues may be lying in wait for an uninformed purchaser, including restrictions on the use of the property, overpriced managing agent packs and spiralling ground rents.

Misguided leasehold advice, from a lawyer with limited leasehold experience, can have serious consequences.

A specialist conveyancing solicitor in Iver will address aspects of leasehold, such as reviewing the lease itself (some documents can be centuries old), dealing with landlords and service charge records from the last three years.

Ensure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Iver?

New build site

According to data gathered by HMLR, 6 new builds were purchased in Iver last year. The average purchase price of Iver new build properties is £785,825.

Buying a new build home is more involved than any other type of conveyancing. To avoid potential problems a Iver conveyancing solicitor must be mindful of both region-specific factors and also must consider a range of factors, like handling the uncertainties of buying off plan and investigating issues with drains and roads that serve the property.

Our new build conveyancing department will provide an expert appraisal of the legal title of the house or flat, scrutinising contract considerations ranging from the home's subsequent resaleability to possible freehold acquisition traps.

Conservation areas in Buckinghamshire

When acting for the buyer of a home in Iver, a conveyancing solicitor will check if the house is in one of Iver's conservation areas. If it is, the property will be affected by certain restrictions. These restrictions may include restrictions preventing the addition of frontal sloping rooflights, restrictions on the addition of cladding or restrictions on extensions normally within Permitted Development rights.

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

The South Bucks local planning authority has assigned conservation area-status to parts of Iver. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Iver.

Conveyancing - Selling a property in Iver

The legal work involved in a property sale is less demanding than for a property purchase. With a purchase, the responsibility lies with the purchaser to discover whether the property is legally sound.

In contrast, for a sale, conveyancing solicitors in Iver acting for the seller need only answer the buyer's questions.

Factors that could delay or endanger the process

A home will often come with a range of issues (for example not being connected to the water mains or where the property differs from the title plan) that might prolong a sale for weeks (or worse).

Generally speaking, it is advisable for vendors to face any such problems head on and fix them.

Further reading:

Read more sale conveyancing articles here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is significantly more difficult than it is for a freehold home.

Conveyancing solicitors in Iver will also carry out additional work, which could include approaching the managing company for a comprehensive pack of information, through to a copy of the buildings insurance for the common parts.

To reduce leasehold-related delays, it is strongly advised that the vendor contact a property lawyer as soon as an estate agent is chosen.

Can Quittance conveyancers act for both sides?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA regulations ban the same conveyancing solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a Iver property, and we are carrying out the legal work for the other side, you may wish to contact a law firm in Iver to carry out your legal work.

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Conveyancing - Remortgaging a property in Iver

Reducing monthly repayments by finding a lower interest rate is usually why people remortgage. There are other reasons, such as moving to an offset mortgage, or wanting to borrow more.

An efficient conveyancing solicitor in Iver can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a critical factor in securing your preferred rate.

A property lawyer will need to act for both you and the mortgage lender to confirm the lender's investment is secured.

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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