Updated: October 12, 2018

Marlborough conveyancing solicitor fees

No Move, No Fee conveyancing in Marlborough

Conveyancing solicitor fees are the charges you pay to your Marlborough conveyancing solicitor for the legal work associated with buying or selling a property.

How are Marlborough conveyancing fees calculated?

Our conveyancers work on a No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Marlborough who carry out the legal work on an hourly rate. Your conveyancing quote will set out all fees and other costs you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like landlord's notice fees or property searches.

See: A guide to all conveyancing fees

How much will conveyancing in Marlborough cost in total?

Conveyancing fees in Marlborough should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. transport searches, may be needed.

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

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

Conveyancing - Buying a property in Marlborough

The conveyancing for the purchase of a house or flat requires the Marlborough conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. no 'absolute' title) to problems affecting the mortgageability (e.g. a boundary dispute).

The conveyancer will feed the results of their enquiries back to the buyer and their mortgage lender, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

This section discusses those parts of the legal process for conveyancing solicitors in Marlborough that warrant specialist knowledge.

Your Marlborough conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a major lender such as Bank of Ireland, to a niche lender like Pepper Homeloans. Before you choose a Marlborough conveyancing solicitor, you must confirm that they can act in the interests of your chosen lender.

A lot of mortgage lenders are only prepared to work with a selected list (their 'panel') of firms that meet stringent standards. If your solicitor is unable to act for your chosen lender, the lender will probably require a different solicitor firm to act in their interests.

The purchaser will then have to cover this second solicitor's fees, and weeks could be added to the conveyancing process.

Setbacks can result from failing to confirm your lawyer's lender panel status.

Our solicitors can act on behalf of all lenders.

Conveyancing Searches (Wiltshire Council)

Property searches are questions submitted to a number of authorities by Marlborough conveyancing solicitors to give details about your new home. They include:

  • Local Authority search - includes a list of planning decisions that could affect the property
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Chancel repair liability - describes the insurance to protect against any liability owed by Marlborough properties for local parish repairs.

More pertinent searches, such as an HS2 search or a Forestry Commission search, may also be referred to in the initial search results.

Wiltshire Council has an average turnaround time of 16 weeks for searches. Your conveyancer will recommend using a faster search agent.

Checking planning permission status

The conveyancing solicitor acting for the buyer will obtain the Title Register from the Land Registry. This will help to identify any potential issues, for example outbuildings missing from the title plan or that a restrictive covenant has been breached.

Wiltshire Council Council Tax

Wiltshire Council calculate your council tax based on a number of criteria e.g. the square footage of the property and the assessed value of the property in April 1991. The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,778.

Marlborough conveyancing solicitors will inform the buyer of the property's tax band as soon as they are 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 reduces the tax due to 75% which would equal £1,333.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if an occupier is a student nurse. A property constructed after 1991 is assessed and allocated a band by the Valuation Office Agency.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

In the 2016/17 financial year, 130 council tax challenges were made. 30 saw a reduction. To appeal contact:

Valuation Office Agency
4400 Nash Court
John Smith Drive
Oxford
OX4 2RU
Oxfordshire

Stamp Duty on Marlborough properties

If the purchase price of the residential property you intend to buy is over the £125k threshold, you must pay SDLT. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

Quittance Conveyancing's legal case management system integrates with online tax return system to ensure that the SDLT is paid in full efficiently.

See table below for stamp duty examples for properties in Marlborough:

  Average selling price (2018 to date) SDLT
Average price £378,725 £8,936.25
Average price (detached) £576,365 £18,818.25
Average new build £479,995 £13,999.75
Higher rates of SDLT apply to buyers of second residential property in the form of a surcharge of 3%. E.g. if a second home was bought for £378,725 then the SDLT including the surcharge would be £30,298.00. .

Stamp duty relief for first-time buyers in Marlborough

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Marlborough conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Marlborough

New build site

The possible drawbacks of purchasing a leasehold property should be of serious concern for leasehold home buyers. There are any number of legal technicalities that could be awaiting an uninformed purchaser, such as spiralling ground rents and unreasonable managing agent fees.

Erroneous leasehold advice, from a solicitor with little specialist experience, can have serious consequences.

If you are planning to purchase a leasehold property, a experienced conveyancing solicitor in Marlborough will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • possible service charge shortfalls
  • dealing with freeholders and managing agents
  • missing building regs and planning

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Call Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Marlborough?

House being built

The average value of a new build property in Marlborough is £479,995, (HM Land Registry data). 1 brand new properties have been bought in Marlborough in 2018 so far.

Acquiring a new build is generally more complex than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Marlborough needs to be aware of local Marlborough factors and must check a range of issues, like working to tight developer deadlines and dealing with incomplete service connection agreements.

Our highly qualified conveyancing team specialise in working to developer exchange timeframes and new build purchases.

Wiltshire Conservation areas

Your conveyancing solicitor will check if the property you are planning to buy is in one of Marlborough's conservation areas. If it is, the home will be affected by certain constraints. These conditions, referred to as Article 4 Directions, may include a wide range of constraints from restrictions on painting external walls, to general restrictions governing non-uniform additions or modifications.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Marlborough

The conveyancing process on a sale of a home is much easier than when buying. For a house purchase, the obligation lies with the purchaser to validate that the title of the property is legally sound.

Conversely, when selling, conveyancing solicitors in Marlborough acting for the person selling for the most part just answer enquiries made on behalf of the buyer.

Why do sales fall through?

Hurdles, like having previously suffered from a flood event or having a defective lease, have the capacity to protract the sale process.

In general, it is advisable for vendors to handle such issues without delay.

Further reading:

Read more conveyancing advice for sellers.

Leasehold

The conveyancing process for a leasehold flat (leasehold houses are not common) is a great deal more protracted than it is for a freehold home.

Conveyancing solicitors in Marlborough will also need to carry out additional work, which could include requesting the latest service charge and ground rent statement, through to the minutes of the last AGM (if there is a management company).

It is strongly advised that you instruct a leasehold-specialist conveyancer as soon as the decision is made to sell to ensure the legal technicalities are handled correctly.

Can your conveyancing solicitors act for the buyer and the vendor of the same house?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

You could contact a local Marlborough conveyancing solicitor firm to handle your legal work, if a Quittance solicitor is doing the legal work for the other side.

Local Marlborough conveyancing solicitor directory

  • Withy King LLP, Cross Keys House, 27 The Parade, Marlborough, Wiltshire, SN8 1NE
  • The Merriman Partnership Limited, Hughenden House, 107 High Street, Marlborough, Wiltshire, SN8 1LN
  • Awdry Bailey & Douglas, 7 Woodstock Court, Blenheim Road, Marlborough, Wiltshire, SN8 4AN
  • R E O Russell, Highleaze House, Oare, Marlborough, Wiltshire, SN8 4JE
  • Moss Fallon Solicitors Ltd, Carters Court, North Farm, Aldbourne, Marlborough, Wiltshire, SN8 2JZ

Conveyancing - Remortgaging a property in Marlborough

Benefitting from a lower interest rate to reduce monthly expenses is primarily why people opt to remortgage. There are other reasons, such as getting onto a longer fixed-rate term, or funding a one-off purchase.

Homeowners will typically be able to benefit from a better rate sooner with a more proactive conveyancing solicitor in Marlborough. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

It is vitally important that the property lawyer carrying out the remortgage can represent the new mortgage lender. Quittance Conveyancing are panel members of all major banks and building societies. So whether you are switching to a fixed-rate mortgage with the Royal Bank of Scotland or to a fixed-rate mortgage with the Darlington Building Society, our remortgage specialists can help.

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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