Updated: October 12, 2018

Minehead conveyancing solicitor fees

No Move, No Fee conveyancing in Minehead

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Minehead for handling the legal work for your move.

Are Minehead conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Minehead who will work on a fees per hour basis. Your conveyancing quote will set out what you will pay when your house or flat sale completes.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like identity verification checks or bankruptcy searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Minehead cost in total?

Although conveyancing fees in Minehead will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard sale or purchase, what 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 conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Minehead

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, it remains the duty of a buyer's legal representative to carry out due diligence on a planned purchase.

The Minehead conveyancing solicitor will make recommendations once their enquiries are complete, deal with any legal problems and register the title in the new owner's name.

This section provides useful information for buyers looking for conveyancing solicitors in Minehead.

Your Minehead conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from the Dudley Building Society, TSB or any other lender, before selecting a Minehead conveyancing solicitor it is very important that you make sure that they can act on behalf of your lender.

Your lawyer may be unable to act for your lender, because some mortgage lenders will only work with a select panel of law firms.

Under these circumstances, the lender will likely require an alternative solicitor firm to act in their interests, and you will usually need to pay this substitute solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Your home move could be threatened by failing to check your solicitor's lender panel status.

Our solicitors can carry out the legal work for all major and minor lenders.

Conveyancing Searches (West Somerset Council)

Property searches are questions asked of various bodies by Minehead conveyancing solicitors to identify issues affecting the property being purchased.

Mortgagees also need to see property searches to be purchased. These include:

Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Minehead properties for local parish repairs.

Your solicitor will notify you if your mortgage lender insists on any additional searches, e.g. a radon gas search or an agricultural search.

Purchasers should anticipate a wait of roughly 13 weeks for property searches obtained from West Somerset Council, so faster personal searches will be recommended.

Finding planning permissions

The buyer's conveyancing solicitor will also order an Official Copy of the Title Register from HM Land Registry. This will help to identify any planning issues, for example a difference between the agent's floorplan and the title plan or limits on the development of the property.

West Somerset Council Council Tax

West Somerset Council calculate council tax on Minehead homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Band B home in Minehead, the council tax amount would be £1,321.

A conveyancing solicitor in Minehead will inform a purchaser of the home's tax band once they have the Local Authority search results.

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 £991.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or for foreign language students.

Band West Somerset Council Tax (2018)
A £1,133
B £1,321
C £1,510
D £1,699
E £2,076
F £2,454
G £2,832
H £3,398

Can you challenge the council tax bracket?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made. 0 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
Quantock House
Paul St

Stamp Duty on Minehead properties

The threshold for stamp duty for a residential property is £125,000. Given the complexity of the SDLT1 tax return form, only the daring would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See stamp duty examples for homes in Minehead:

  Average sale price (2017) SDLT
Average price £248,107 £2,462.14
Average price (detached) £342,936 £7,146.80
Average new build £223,578 £1,971.56

Stamp duty relief for first-time buyers in Minehead

In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000. Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. For example, if a homeowner bought a second home in Minehead for the average price of £248,107 the SDLT would be £12,405.35.

Minehead conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Minehead

New build site

The drawbacks associated with purchasing a leasehold house or flat in the UK are generally well known. Unreasonable ground rents, undisclosed major works and onerous covenants are but a few of the many common complications awaiting an uninformed purchaser.

Bad or incomplete leasehold advice, from a conveyancing solicitor with limited leasehold experience, can have costly, long-term consequences.

If you intend to buy a leasehold home, a experienced conveyancing solicitor in Minehead will consider potential leasehold issues, such as reviewing the lease itself (many leases are decades old), dealing with freeholders and managing agents and service charges.

Make sure that you are fully-informed regarding your planned purchase with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Minehead?

House under construction

55 new build properties were purchased in Minehead last year, based on information from the Land Registry. The average value of Minehead new build property is £223,578.

A new-build conveyancing solicitor in Minehead must be familiar with both local Minehead considerations as well as new build's added complexities, such as working to tight developer deadlines and ensuring that the contract is in the buyer's favour.

Our team of new build conveyancers deliver a specialist assessment of the legal title of the property, with close attention paid to concerns like the home's future resaleability and exponential ground rent and service charges (where applicable).

Conservation areas in Somerset

Your conveyancing solicitor will check if the house you are buying is in a conservation area in Minehead. If it is, the house will be affected by certain building controls. These restrictions, called Article 4 Directions, could include restrictions on the removal or addition of front boundary walls, limitations on new outbuildings or restrictions on the use of cladding.

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 Minehead's conservation areas.

Conveyancing - Selling a property in Minehead

The legal work involved in a sale of a home is less complicated than when purchasing. The buyer has to carry out a thorough legal appraisal into the property, whilst conveyancing solicitors in Minehead acting for the vendor merely replies to the solicitor's standard and additional enquiries.

What could put the conveyancing process at risk?

Homes can be burdened by a broad spectrum of problems (such as chancel repair liability or a boundary dispute) which may threaten the conveyancing process.

In the majority of cases, it is a good idea for vendors to face any such problems head on and fix them.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is much more protracted than for a freehold property.

Minehead conveyancing solicitors will also need to carry out additional work. This can involve writing to the landlord for the last 3 years' service charge accounts, through to ensuring that leasehold forms are completed.

To reduce leasehold-related delays, it is strongly advised that the vendor contact a conveyancer as soon as is practicable.

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

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You could contact a property solicitor firm in Minehead to undertake your conveyancing, if one of our conveyancing solicitors is doing the legal work for the other side.

Local Minehead conveyancing solicitor directory

  • Thorne Segar Limited, 3 Bancks Street, Minehead, Somerset, TA24 5DE
  • Risdon Hosegood, 6 Bancks Street, Minehead, Somerset, TA24 5DF
  • Amicus Law (South West) LLP, 9 Parkhouse Road, Minehead, Somerset, TA24 8AB
  • Bjbs (Minehead) Limited, 22 The Parks, Minehead, Somerset, TA24 8BT

Conveyancing - Remortgaging a property in Minehead

Although people consider remortgaging for a range of reasons, people generally remortgage a home to secure a lower interest rate.

You should be able to enjoy a better rate sooner by using a more proactive conveyancing solicitor in Minehead, shortening the time the conveyancing takes. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing the rate you want.

The property lawyer carrying out your remortgage must also be able to act on behalf of your chosen mortgage provider. Our conveyancers are on all major UK lenders' panels. So whether you are switching to a cashback mortgage with Barclays Bank or to a discounted-rate mortgage with the Leeds Building Society, our remortgage team 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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