Award-winning No Move, No Fee conveyancing for Malmesbury home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With guaranteed fixed conveyancing fees and a commitment to proactive communication between all parties, our team understand how to keep you better informed throughout your move.
Whether you are buying or selling a home and need conveyancing solicitors in Malmesbury, our expert no sale - no fee property lawyers can help.
Our no sale no fee service means that should your home move not go ahead, you will not have to pay any conveyancing solicitors' legal fees.
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Malmesbury's most communicative conveyancing service
Nearly 1 in 2 of the home buyers responding to an InfoTrack survey had made a communication-related complaint.
Regulators for Malmesbury property lawyers are focused on generally improving communication standards, and the client service charters of the CLC and the Law Society's CQS make clear reference to the need to maintain a better standard of communication.
Notwithstanding attempts by the Council for Licensed Conveyancers and the SRA to address the issue, a survey commissioned by the Conveyancing Association of 1,500 people determined nearly half of homemovers thought that more efficient communication would have meant a faster completion.
Our Malmesbury conveyancing solicitors aim to give you an informative and proactive property legal service by email, phone and online, every day of the week:
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- Handy, mobile-friendly online case tracking system
- Regular case updates via your preferred contact method (including SMS, phone and email)
- Your dedicated lawyer's direct line and email address
Updated: October 12, 2018
Malmesbury conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Malmesbury
Conveyancing solicitor fees are the costs you pay your Malmesbury conveyancing solicitor for the legal work for a home sale or purchase.
Do Malmesbury conveyancing solicitors work on a fixed fee basis?
Our solicitors work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Malmesbury who work on an hourly rate. Your conveyancing quote explains all fees and disbursements you will need to pay when your sale or purchase completes.
Are there any other costs in addition to conveyancing fees?
In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.
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, such as office copies and title plans or bankruptcy checks.
How much will conveyancing in Malmesbury cost in total?
Malmesbury conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, e.g. utilities searches, may be needed and Local Authority Search fees can vary.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Malmesbury
The conveyancing for the purchase of a house or flat will need the Malmesbury conveyancing solicitor to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. adverse possession) and problems affecting the mortgageability (e.g. a short lease).
The property lawyer will feed the results of their enquiries back to the purchaser and their lender, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.
This section of the article sets out advice to assist homebuyers who want conveyancing solicitors in Malmesbury.
- Conveyancing solicitors in Melksham
- Conveyancing solicitors in Salisbury
- Conveyancing solicitors in Swindon
- Conveyancing solicitors in Bristol
Your Malmesbury conveyancing solicitor must be lender-approved
Before you appoint a Malmesbury conveyancing solicitor, it is very important that you make sure that they are on the panel of your chosen lender, whether you are getting a mortgage from Fleet Mortgages, Yorkshire Bank or any other lender.
Your lawyer may be unable to act for your chosen lender, because some banks and building societies will only accept a selected list (known as a 'lender panel') of law firms that have achieved certain benchmarks.
If this is the case, the lender will require an alternative law firm to carry out the legal work, and you will be expected to pay this alternative solicitor's costs. This means the transaction could be delayed.
Quittance Conveyancing are approved to act for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Wiltshire Council)
Residential property searches are carried out by Malmesbury conveyancing solicitors to expose any significant issues that might potentially affect how much the property you are buying will be worth.
Searches are firstly carried out to satisfy lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
You will be made aware if your lender wants any more searches, for example a highways search or a more detailed environmental report.
Wiltshire Council has an average lead time of 16 weeks for searches. Your lawyer will therefore recommend using faster personal searches.
Checking planning status
Office copies will also be applied for from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to reveal any issues. These issues could include discrepancies between the property boundaries and the title plan or restrictive covenants governing the use of the property.
Wiltshire Council Council Tax
As a homeowner in Malmesbury, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, for an average Tax Band E residential property in Malmesbury, the tax would be £2,173 per year.
Malmesbury conveyancing solicitors will inform a purchaser of the home's council tax band once this is confirmed by the searches.
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 £1,630.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is uninhabitable. A property built after 1991 is assessed and allocated a band by the Valuation Office Agency.
|Band||Wiltshire Council Tax (2018)|
Could I be overpaying council tax?
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:
Valuation Office Agency
Stamp Duty on Malmesbury properties
When purchasing a home, SDLT will probably need to be paid if the property is valued at over £125,000. The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.
Quittance Conveyancing's case management system are fully integrated with HM Revenue & Customs's online tax return system.
See stamp duty examples for properties in Malmesbury:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£496,099||£14,804.95|
|Average new build||£316,957||£5,847.85|
Stamp duty relief for first-time buyers in Malmesbury
Since 11/17, first-time buyers only need to pay stamp duty on residential properties valued over £300,000.
Conveyancing solicitors in Malmesbury will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Malmesbury
The potential pitfalls of purchasing a leasehold property should be a source of anxiety for leasehold property purchasers. Numerous technical issues may be lying in wait for the unsuspecting purchaser, such as:
- reversionary interests
- unreasonable ground rents
- unpaid service charges by the existing leaseholder
- excessive freehold premiums
If you intend to purchase a house or flat with a lease, a good conveyancing solicitor in Malmesbury will consider potential leasehold issues, including dealing with freeholders and managing agents, reviewing the lease itself (some leases are over 100 years old) and leases approaching 80 years remaining.
Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Malmesbury?
According to data compiled by the Land Registry, the average price for Malmesbury new build properties is £316,957. 72 new builds were purchased in Malmesbury last year.
A new-build conveyancing solicitor in Malmesbury will need to be familiar with regional issues and the extra complexities associated with new build, e.g. handling the uncertainties of buying off plan and negotiating new build contracts.
Our new build team specialise in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.
Conservation areas in Wiltshire
If you are buying a residential property in a conservation area in Malmesbury, the property will need to meet any conservation area constraints. Called Article 4 directions, these constraints could 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 authority can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Malmesbury's conservation areas.
Conveyancing - Selling a property in Malmesbury
The legal work involved in a property sale usually requires less work than for a purchase. The buyer's conveyancing solicitor must carry out a full legal review into the property and its legal title, whilst conveyancing solicitors in Malmesbury acting for the seller essentially just replies to the solicitor's standard and additional enquiries.
What could jeopardise your home sale?
Homes can face any number of legal issues (such as not having full title or being situated on an unadopted road) that can slow or frustrate your move.
Property experts almost always advise that vendors handle these issues as soon as they come to light.
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
Read more sale conveyancing articles here.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold flat or house is much more complicated compared to a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Malmesbury will need to conduct additional tasks, which could include requesting an up-to-date service charge statement or details of any unresolved disputes.
It is strongly advised that the vendor contacts leasehold-specialist property lawyer as soon as possible, and potentially before marketing the property, to reduce delays.
Can Quittance conveyancers act for both parties?
A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase.
You may want to instruct a property solicitor firm in Malmesbury to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.
Local Malmesbury conveyancing solicitor directory
- Forrester Sylvester Mackett LLP, 59 High Street, Malmesbury, Wiltshire, SN16 9AH
Conveyancing - Remortgaging a property in Malmesbury
Whilst there are many reasons to consider remortgaging, people generally remortgage to get a lower interest rate.
An efficient conveyancing solicitor in Malmesbury can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting the mortgage rate you want.
A property lawyer will act for both you and the new lender, in order to ensure the lender's new interest is correctly registered and the lender's interests are safeguarded.
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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