Updated: October 12, 2018

Keynsham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Keynsham

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Keynsham for the legal work for a home sale or purchase.

How are Keynsham conveyancing fees calculated?

We work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Keynsham who offer services on a cost per hour basis. Your quote will set out what you will pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any '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 Stamp Duty Land Tax (SDLT) or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total Keynsham solicitor conveyancing fees be?

Conveyancing solicitor fees in Keynsham should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as utilities searches, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden costs or nasty surprises with Quittance. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Keynsham

Caveat emptor, meaning 'let the buyer beware', was a key part of English property law. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it is still the duty of a buyer's solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Keynsham will offer suggestions and advice once their enquiries are complete, deal with any legal issues and make sure that the title is registered in the name of the new buyer.

This section of the article examines elements of the legal process for conveyancing solicitors in Keynsham where specialist conveyancing skills may be required.

Your Keynsham conveyancing solicitor must be lender-approved

Before you instruct a Keynsham conveyancing solicitor, it is paramount that you confirm that they can act in the interests of your mortgage lender, whether you are obtaining a mortgage from NatWest, the Harpenden Building Society or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders will only work with a selected list (their 'panel') of firms that pass strict selection criteria.

If this is the case, the lender will likely require a second firm to complete the legal work, and you will usually need to pay this alternative solicitor's fees. This can frustrate or delay the process.

Failing to confirm your conveyancer's lender panel status can mean serious delays.

Our solicitors can act on behalf of all lenders.

Bath & North East Somerset Council searches and other searches

Searches are questions submitted to a number of authorities by Keynsham conveyancing solicitors to help uncover relevant information about your planned purchase.

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

More pertinent searches, such as a more detailed flood report or a disadvantaged area search, may also be advised depending on the contents of the standard searches.

The average processing time for property searches from Bath & North East Somerset Council is 4 weeks, so quicker regulated searches will be recommended.

Planning issues

Official Entries (or 'office copies') will also be obtained by your conveyancing solicitor. This will help to highlight any potential issues, for example discrepancies between the property boundaries and the title plan or neighbours' rights of access.

Bath & North East Somerset Council Council Tax

Bath & North East Somerset Council calculate council tax on Keynsham homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Band E house in Keynsham, the council tax amount would be £2,019.

Keynsham conveyancing solicitors will inform the purchaser of the property'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 £1,514.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property is occupied solely by students.

Band Bath & North East Somerset Council Tax (2018)
A £1,101
B £1,285
C £1,469
D £1,652
E £2,019
F £2,386
G £2,753
H £3,304

Can I dispute my band?

To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

In 2016/17, 30 council tax challenges were made. 10 were upheld and refunds awarded.

Stamp Duty on Keynsham properties

Stamp duty will have to be paid by the property buyer on properties sold for more than £125k in England, Wales and Northern Ireland. After a property sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

See SDLT examples for properties in Somerset:

  Average selling price (2017) SDLT
Average price £254,438 £2,721.90
Average price (detached) £369,367 £8,468.35
Average new build £261,741 £3,087.05
If you own another home , anywhere in the world you will be subject to a 3% SDLT surcharge. E.g. if a second home was bought for £254,438 then the SDLT including the surcharge would be £20,355.04. .

Stamp duty relief for first-time buyers in Keynsham

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

Conveyancing solicitors in Keynsham will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Keynsham

New build site

It has been recently reported that over 100,000 homeowners in the UK have property leases with problematic terms. The numerous common problems awaiting the unsuspecting purchaser could include:

  • ground rent multipliers
  • incomplete management company accounts
  • unfair clauses in the lease
Bad or incomplete leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

A expert conveyancing solicitor in Keynsham will consider possible leasehold issues, such as :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders
  • service charges and whether they have been collected
  • complaints from neighbours
  • landlord/tenant disputes

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Keynsham?

House being built

40 new builds have been bought in Keynsham in 2018 so far, based on data from Her Majesty's Land Registry. The average cost of new build homes in Keynsham is £269,284.

The legal work for purchasing a new build home is frequently more involved than other types of conveyancing. Therefore a Keynsham conveyancing solicitor must be conscious of both region-specific considerations and also needs to consider a range of factors, such as dealing with lender conditions and verifying rights of easements.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal status of the property, and in particular considerations ranging from the home's future resaleability to an assessment of other risks, such as flood risk.

Conservation areas in Somerset

Your conveyancing solicitor will confirm whether the property you are going to buy is in one of Keynsham's conservation areas. If it is, the home is affected by restrictions. Referred to as Article 4 directions, these restrictions can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Your conveyancing solicitor will address whether your planned purchase is located one of Keynsham's conservation areas.

Conveyancing - Selling a property in Keynsham

The legal side of a sale of a home is more straightforward than when purchasing. With a property purchase, the responsibility is solely on the buyer to satisfy themselves that the property does not have any legal issues.

With a sale, conveyancing solicitors in Keynsham acting for the seller need only answer the buyer's solicitor's formal enquiries.

Why do sales fall through?

Homes can face numerous possible difficulties (e.g. parking issues or disputes) that can slow or frustrate the conveyancing process.

Property specialists will usually suggest that sellers tackle these issues head on.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat is a great deal more involved in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Keynsham must undertake additional tasks, and this could include collating all relevant freeholder information or any details of rules covering common parts that are not contained in the lease.

In order to resolve any leasehold delays faster, it is highly recommended that you instruct a lawyer as soon as the decision is made to sell.

Can Quittance conveyancers act for both the buyer and the seller of the same house?

A conveyancer regulated by the CLC can act for both parties. However, SRA regulations ban the same conveyancing solicitor from acting on both sides in a house sale and purchase.

You could contact a property solicitor firm in Keynsham to undertake your conveyancing, if a Quittance solicitor is doing the legal work for the other side.

Local Keynsham conveyancing solicitor directory

  • FDC Law Solicitors, 64 High Street, Keynsham, Bristol, South Gloucestershire, BS31 1EA
  • Wards Solicitors, 16 High Street, Keynsham, Bristol, Bath and North East Somerset, BS31 1DJ
  • Wards Solicitors LLP, 16 High Street, Keynsham, Bristol, BS31 1DJ
  • Reeds Solicitors Ltd, Unit 11 Ashmead Business Centre, Ashmead Road, Keynsham, Bristol, BS31 1SX

Conveyancing - Remortgaging a property in Keynsham

People remortgage for a number of reasons, including releasing funds to help kids get on the property ladder, or the current mortgage deal coming to an end. The main reason, however, is simply to get a better rate.

Homeowners can benefit from a better rate sooner with a more efficient conveyancing solicitor in Keynsham, minimising the time taken to complete the conveyancing. With possible rate rises on the horizon, fast conveyancing can play a key role in getting on to the rate you want.

It is vital that your property lawyer can act for the new mortgage lender. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are switching to a cashback mortgage with the Halifax or to a capped-rate mortgage with the Barnsley Building Society, our remortgage team can assist.

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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