Updated: October 12, 2018

Maidenhead conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Maidenhead

Conveyancing solicitor fees are paid conveyancing solicitors in Maidenhead for the legal work associated with moving home.

Do Maidenhead conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Maidenhead will work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote will set out what fees you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty Land Tax (SDLT) or office copies and title plans.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Maidenhead cost?

Though conveyancing fees in Maidenhead will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Maidenhead

Purchase conveyancing needs the conveyancing solicitor in Maidenhead to consider a wide range of issues. Examples of such issues are defective property title (e.g. the title is subject to an estate contract) and a boundary dispute affecting the future saleability of the property.

The buyer's property lawyer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), iron out any legal issues and confirm that the legal title passes to the new owner.

The following section examines the aspects of the legal process for conveyancing solicitors in Maidenhead where additional expertise is necessary.

Your Maidenhead conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Ulster Bank, the Co-operative Bank or any other lender, before you select a Maidenhead conveyancing solicitor it is vital that you check that they are on the panel of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some banks and building societies will only accept a restricted group of law firms that have achieved certain benchmarks.

Should this be the case, the lender will probably need an alternative law firm to complete the legal work, and you will then have to cover this substitute lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Long delays can be caused by failing to check your lawyer's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Property Searches (Windsor and Maidenhead Borough Council)

Residential property searches are submitted by Maidenhead conveyancing solicitors to unearth issues that might have an impact on how much the property you intend to buy is worth.

Searches are primarily performed to satisfy the conditions of the lender, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as a radon gas search or a Forestry Commission search, may also be recommended following the initial searches.

The Royal Borough of Windsor and Maidenhead has an average processing time of 4 weeks for conveyancing searches, so your solicitor will instead apply for quicker personal searches.

Planning permissions

Official Entries (or 'office copies') will also be obtained by your conveyancing solicitor. This will help to identify planning issues, such as discrepancies with the filed plan or the breach of a restrictive covenant.

Royal Borough of Windsor and Maidenhead Council Tax

The council tax paid by a homeowner is based on a variety of factors that include the number of occupants aged over 18 and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance the occupier of a Band E residential property in the Royal Borough of Windsor and Maidenhead area would pay annual council tax of £1,558.

A conveyancing solicitor in Maidenhead will inform the purchaser of the property's 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 £1,169.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Royal Borough of Windsor and Maidenhead Tax (2018)
A £850
B £992
C £1,133
D £1,275
E £1,558
F £1,842
G £2,125
H £2,550

Is it possible to appeal?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Maidenhead properties

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125,000. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See table below for stamp duty examples for homes in Maidenhead:

  Average sale price (2017) SDLT
Average price £552,491 £17,624.55
Average price (detached) £854,820 £32,741.00
Average new build £662,185 £23,109.25

Stamp duty relief for first-time buyers in Maidenhead

In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000. Homeowners must pay a higher rate of SDLT when buying a second home. E.g. if a second home was bought for £552,491 then the stamp duty including the surcharge would be £44,199.28. .

Maidenhead conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Maidenhead

New build site

It can be costly to buy a leasehold property without understanding the implications. The many potential traps lying in wait for an uninformed purchaser could include unfair developer practices and exponential ground rents.

Serious financial ramifications can result from a less-experienced solicitor's bad leasehold advice.

A good conveyancing solicitor in Maidenhead will consider possible leasehold issues, such as understanding regional and era-specific nuances of leases, reviewing correspondence between the freeholder and leaseholder and service charge records from the last three years.

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Maidenhead?

Building site

Based on local data compiled by the Land Registry, 9 newly-constructed homes have been bought in Maidenhead in 2018 so far. The average sale price of Maidenhead new build property is £410,172.

A new-build conveyancing solicitor in Maidenhead will need to be familiar with regional issues and new build-specific issues, e.g. verifying rights of easements, handling structural guarantees and checking new build warranties with warranty providers such as NHBC Buildmark, LABC New Home Warranty and Global Home Warranties.

Our team of new build conveyancers are specialists in representing buyers to achieve the best outcome and meeting short developer deadlines.

Berkshire Conservation areas

When acting for the purchaser of a property in Maidenhead, a conveyancing solicitor will confirm whether the property is in a conservation area in Maidenhead. If it is, the property will be affected by certain constraints. Referred to as Article 4 directions, these constraints could 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 local 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 Maidenhead.

Conveyancing - Selling a property in Maidenhead

The legal side of a property sale is generally simpler than for a property purchase. The purchaser has to carry out a thorough legal appraisal into the property's title and other legal aspects. Conveyancing solicitors in Maidenhead acting for the seller, however, essentially just collects all documents and information relating to the property and replies to the solicitor's standard and additional enquiries .

What could put your sale at risk?

Hurdles, like a problematic solar panel lease or having a flying freehold, might protract the conveyancing process if left unresolved.

It is generally advisable that sellers face such issues head on and fix them.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold flats

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

Conveyancing solicitors in Maidenhead will also carry out additional work, which could include requesting the latest service charge and ground rent statement, through to a copy of the lease.

To accelerate the handling of the leasehold work, it is strongly advised that you contact a conveyancer with leasehold experience as early as possible.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Maidenhead property, and a Quittance solicitor is doing the legal work for the other side, you may wish to contact a property solicitor firm in Maidenhead to carry out your conveyancing.

Local Maidenhead conveyancing solicitor directory

  • J Scott & Co Limited, 47 High Street, Maidenhead, Berkshire, SL6 1JT
  • Bayer Solicitors, First Floor, 5 High Street, Maidenhead, Berkshire, SL6 1JN
  • Frances Lindsay & Co, 48 Broadway, Maidenhead, Berkshire, SL6 1LU
  • Kidd Rapinet LLP, 33 Queen Street, Maidenhead, Berkshire, SL6 1ND
  • Maher & Co, 19 York Road, Maidenhead, Berkshire, SL6 1SQ

Conveyancing - Remortgaging a property in Maidenhead

Reducing monthly repayments by finding a better rate is primarily why people change lenders. There are other reasons, including releasing capital to pay off other debts, or getting onto a longer fixed-rate term.

Homeowners can appreciate the benefits of a lower rate sooner with a more efficient conveyancing solicitor in Maidenhead. With the base rate set at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting on to the rate you want.

It is key that your property lawyer can also act for your chosen bank or building society. Our conveyancers are panel members of all major banks and building societies. So whether you are switching to a fixed-rate mortgage with Britannia or to a fixed-rate mortgage with the Dudley Building Society, we 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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