Updated: October 12, 2018

Midsomer Norton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Midsomer Norton

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Midsomer Norton for the legal work involved in moving home.

Are Midsomer Norton conveyancing fees and costs fixed?

Our conveyancing solicitors work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Midsomer Norton who offer services on an hourly-rate basis. Your quote will explain all fees and disbursements you will need to 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 the solicitor's conveyancing 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, such as office copies and title plans or property searches.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Midsomer Norton cost?

Conveyancing fees in Midsomer Norton will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

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

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

Conveyancing - Buying a property in Midsomer Norton

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. This maxim no longer applies, however, the buyer still will need to investigate their intended purchase.

A conveyancing solicitor in Midsomer Norton will give advice after making their enquiries, deal with any legal issues and register the title in the new owner's name.

This article discusses those types of property that may carry risks for homebuyers looking for conveyancing solicitors in Midsomer Norton.

Your Midsomer Norton conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common mortgage lender like the Family Building Society or a large lender such as Sainsbury's Bank, before choosing a Midsomer Norton conveyancing solicitor it is vital that you check that they can represent your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some banks and building societies only accept a select panel of legal firms.

Under these circumstances, the lender will likely require a second law firm to complete the legal work, and you will then have to cover this substitute lawyer's costs. This means the transaction could be delayed.

Your purchase could be put at risk by failing to check your solicitor's lender panel status.

Our solicitors are approved to act for all lenders.

Bath & North East Somerset Council searches and other searches

Residential property searches are questions submitted to a number of authorities by Midsomer Norton conveyancing solicitors to identify information and potential issues affecting your planned purchase.

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

Homebuyers will be made aware if your chosen lender insists on any additional searches, e.g. a highways search or a ground stability report.

The approximate delivery time for conveyancing searches delivered by Bath & North East Somerset Council is 4 weeks, so faster personal (as opposed to official) searches will be recommended.

Checking planning status

Official Entries (or 'office copies') will also be applied for from the Land Registry by the conveyancing solicitor acting for the purchaser, helping to evidence planning issues, such as discrepancies with the filed plan or limits on the development of the property.

Bath & North East Somerset Council Council Tax

The amount of council tax a homeowner in Midsomer Norton will pay to Bath & North East Somerset Council will depend on the property's value and the number of residents. E.g. the occupier of a Valuation Band B house in the Bath & North East Somerset Council area would pay annual council tax of £1,285.

Conveyancing solicitors in Midsomer Norton will inform a purchaser of the home's council tax band as soon as they are made aware.

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 £964.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is left empty by someone receiving medical treatment. A house or flat constructed after 1991 is assessed and allocated a council tax band by the Valuation Office Agency.

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

What to do if you suspect your new home is incorrectly valued

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
4th Floor
Temple Gate

Owners can apply for their property to be reassessed. The band could be revised up as well as down.

Stamp Duty on Midsomer Norton properties

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

Quittance Conveyancing's investment in the latest integrated case management system means that HMRC filing objections are a thing of the past.

This table sets out stamp duty for property in Somerset:

  Average selling price (2018 to date) Stamp Duty
Average price £257,597 £2,879.85
Average price (detached) £369,065 £8,453.25
Average new build £269,284 £3,464.20

Stamp duty relief for first-time buyers in Midsomer Norton

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Therefore, if a homeowner in Midsomer Norton bought a second home for the average price of £257,597 the SDLT would be £20,607.76.

Conveyancing solicitors in Midsomer Norton should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Midsomer Norton

New build site

The risks of buying a leasehold property should be of serious concern for buyers of leasehold property. Numerous legal issues could be awaiting an uninformed purchaser, including:

  • reversionary interests
  • onerous clauses in the lease
  • ground rent multipliers
Serious financial ramifications can result from a solicitor's bad leasehold advice.

If you are planning to purchase a leasehold home, a specialist conveyancing solicitor in Midsomer Norton will address aspects of leasehold, e.g. :

  • checking the lease itself
  • absent freeholders
  • annual statements of account and budgets for service charges
  • rights issues
  • missing building regs and planning

Our team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Midsomer Norton?

House being built

40 new build properties have been bought in Midsomer Norton in 2018 so far, according to the HM Land Registry. The average value of new build homes in Midsomer Norton is £269,284.

A new-build conveyancing solicitor in Midsomer Norton will need to be aware of regional considerations and new build-specific issues, like checking that any contracts allow for future 'common parts' maintenance and dealing with fast exchange timeframes.

Our expert new build team provide an independent appraisal of the property's legal status, scrutinising contract considerations like the home's subsequent resaleability and sharply increasing ground rent and service charges (where applicable).

Conservation areas in Somerset

Whether you are planning to buy a listed character property or a Georgian town house, if the house is in a conservation area, any changes you can make to the house may not be allowed by the local authority.

These constraints, called Article 4 Directions, may include:

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

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Midsomer Norton

The conveyancing process on a property sale is generally simpler than when buying. The buyer's solicitor undertakes a detailed investigation into the property and its legal title, whereas conveyancing solicitors in Midsomer Norton acting for the seller just answers the purchaser's enquiries.

What could jeopardise your sale?

A home will often come with numerous legal problems (such as complexities where there is a 'share of freehold') that can slow or frustrate a sale.

It is generally a good idea that sellers handle any such problems without delay.

Useful reading:

Read more helpful advice for sellers here.


The legal work for a leasehold flat (houses are rarely leasehold) is quite a lot more time-consuming in comparison with a freehold house.

Conveyancing solicitors in Midsomer Norton will also perform extra work, including applying for service charge accounts, through to a copy of the lease.

To reduce leasehold-related delays, it is recommended that you instruct a property lawyer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both sides?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a home in Midsomer Norton, and a Quittance conveyancing solicitor is acting for the other side, you can contact a local Midsomer Norton conveyancing solicitor firm to carry out your legal work.

Local Midsomer Norton conveyancing solicitor directory

  • Thatcher & Hallam LLP, Island House, Midsomer Norton, Radstock, Somerset, BA3 2HJ
  • FDC Law Solicitors, Norton House, High Street, Midsomer Norton, Somerset, BA3 2DF

Conveyancing - Remortgaging a property in Midsomer Norton

People remortgage a home for all sorts of reasons, including getting onto a longer fixed-rate term, or releasing funds to help kids get on the property ladder. The main reason, however, is to reduce the monthly repayments.

A good conveyancing solicitor in Midsomer Norton can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a contributing factor to getting on to the rate you want.

It is important that the property lawyer undertaking the legal work can also represent the new bank or building society. Our conveyancers are on the panel for all major lenders, so whether you are moving to a cashback mortgage with Santander or to a two-year discount with the Yorkshire Bank, 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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