Updated: October 12, 2018

Melksham conveyancing solicitor fees

No Move, No Fee conveyancing in Melksham

Conveyancing solicitor fees are paid your Melksham conveyancing solicitor for the legal work associated with buying or selling a property.

How are Melksham conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Melksham who work on an hourly rate. Your quote will set out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

In addition to the legal 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 leasehold information packs or property searches.

See: Complete list of conveyancing fees

How much will conveyancing in Melksham cost in total?

Conveyancing solicitor fees in Melksham should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as a historic mining search, may be necessary and council search fees will vary.

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

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

Conveyancing - Buying a property in Melksham

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Melksham will give advice once their enquiries are complete, iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

The following sets out useful guidance for people who want conveyancing solicitors in Melksham for a purchase.

Your Melksham conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from Santander, the Dudley Building Society or any other lender, before you choose a conveyancing solicitor in Melksham it is critical that you make sure that they are on the approved panel of your chosen lender.

Many banks and building societies will only accept a restricted group of legal firms that meet stringent criteria. If a conveyancer is unable to act for your chosen lender, the lender will need an alternative legal firm to carry out the legal work.

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

Failing to check the lender panel membership of your property lawyer could result in serious delays.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Wiltshire Council searches and other searches

Residential property searches are submitted by Melksham conveyancing solicitors to help to identify issues that might possibly have an impact on how much your house or flat will be worth. They include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Chancel repair liability - some Melksham 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 more detailed flood report or a Forestry Commission search, may also be recommended in the initial search results.

Wiltshire Council has a usual delivery time of 16 weeks for LA searches. Your solicitor will instead apply for personal searches, which are usually faster.

Checking planning permission status

The conveyancing solicitor acting for the buyer will also obtain an Official Copy of the Title Register from HMLR, helping to identify potential planning issues, such as a restrictive covenant against certain alterations or discrepancies with the filed plan.

Wiltshire Council Council Tax

The council tax paid by a homeowner is based on various criteria which include the size and character of the home and the value of the property. For instance the occupier of a Tax Band D residential property in the Wiltshire Council area would pay annual council tax of £1,778.

Melksham conveyancing solicitors will inform a purchaser 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 £1,333.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if the resident is living in long term residential care.

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

Can I challenge my council tax band?

A homeowner can ask for their property to be reassessed. To challenge your banding contact:

Valuation Office Agency
4th Floor
Temple Gate

Stamp Duty on Melksham properties

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HM Revenue and Customs (HMRC). It is due on properties bought for over £125k. Completing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

HM Revenue and Customs (HMRC) complications are avoided using the latest case management system.

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

  Average sale price (2017) Stamp Duty
Average price £243,389 £2,367.78
Average price (detached) £322,474 £6,123.70
Average new build £263,167 £3,158.35
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Melksham for the average price of £243,389 the SDLT would be £12,169.45.

Stamp duty relief for first-time buyers in Melksham

Relief is available on home purchases below £300,000 for first-time buyers.

Conveyancing solicitors in Melksham will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Melksham

New build site

Buying a leasehold property if you don't know what you are getting into can be fraught with risk. Numerous legal issues could be awaiting the unsuspecting purchaser, such as unreasonable managing agent fees and ground rent multipliers.

Erroneous leasehold advice, from a property lawyer with little specialist experience, can have costly, long-term consequences.

A good conveyancing solicitor in Melksham will investigate aspects of the leasehold purchase, such as managing agent practices, reviewing the lease itself (leases can be 10's or even 100's of years old) and landlord/tenant disputes.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Melksham?

House being built

99 brand new homes were purchased in Melksham last year, according to data compiled by the HM Land Registry. The average purchase price of a new build property in Melksham is £263,167.

The legal side of purchasing a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Melksham needs to be aware of local Melksham considerations and should check numerous things, e.g. handling equity loan schemes and ensuring that the contract is in the buyer's favour.

Quittance Conveyancing deliver an independent assessment of the legal title of the house or flat, whilst being mindful of factors ranging from the home's future mortgageability to exponential ground rent and service charges (where applicable).

Conservation areas in Wiltshire

Whether you are looking for Tudor-style or Edwardian architecture, moving into a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your home.

These building controls can include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Melksham.

Conveyancing - Selling a property in Melksham

The legal work involved in a house sale is generally simpler than when buying. The purchaser carries out a full legal review on the property and its legal title. Conveyancing solicitors in Melksham acting for the vendor mostly just gathers together any pertinent information and answers the buyer's questions .

Why do sales fall through?

Obstacles, such as having a defective lease, can protract a sale if they are ignored.

It is better not to hide from the issue as it is highly unlikely that the problems won't be picked up, instead get legal advice and attempt to resolve it ASAP.

Recommended reading:

For more conveyancing advice for sellers click here.


Conveyancing for a leasehold flat (houses are rarely leasehold) is quite a lot more complicated than for a more straightforward freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Melksham, including collating all relevant freeholder information or details of any deed of variation.

It is highly recommended that the seller instruct a property lawyer as soon as possible to reduce the impact of any leasehold-caused difficulties.

What if Quittance is acting for the other side?

A conveyancer who is regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a house or flat in Melksham, and we are carrying out the legal work for the other side, you could contact a property solicitor firm in Melksham to carry out your legal work.

Local Melksham conveyancing solicitor directory

  • Wansbroughs, Oakwood House, 7 Spa Road, Melksham, Wiltshire, SN12 7NP
  • Goughs Lawyers LLP, 5 Bath Road, Melksham, Wiltshire, SN12 6LN
  • Reeds Solicitors Ltd, Kingsbury House, Kingsbury Square, Melksham, Wiltshire, SN12 6HL
  • Lucy Dickinson, 34 Westlands Lane, Beanacre, Melksham, Wiltshire, SN12 7QE

Conveyancing - Remortgaging a property in Melksham

Homeowners remortgage for all sorts of reasons, including wanting to borrow more, or moving from a tracker to a fixed-rate. By far the most common reason, however, is to secure a preferential rate.

A good conveyancing solicitor in Melksham will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the future of interest rates unclear, fast conveyancing can play a key role in securing the rate you want.

To make sure that the lender's capital is protected, the property lawyer handling your remortgage will represent both you and your new lender.

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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