Updated: October 12, 2018

Nailsea conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Nailsea

Conveyancing solicitor fees are the amounts you pay to your Nailsea conveyancing solicitor for the legal work associated with moving home.

Are Nailsea conveyancing fees and costs fixed?

Some conveyancing solicitors in Nailsea offer services on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing 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 must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like bankruptcy searches or managing agent fees.

See: Complete list of conveyancing fees

How much will the total Nailsea solicitor conveyancing fees be?

Whilst conveyancing fees in Nailsea will be the same as anywhere else in the UK, the disbursements required can vary. For example, additional region-specific searches, such as a historic mining search, may be needed and council search fees will vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. To calculate your conveyancing fees, 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 Nailsea

As a key part of the legal work for the purchase of a house or flat, the Nailsea conveyancing solicitor will look into the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The conveyancer will give advice following their enquiries, make practical suggestions and register the new owner's title at the Land Registry.

This part of the article gives advice for buyers who want conveyancing solicitors in Nailsea.

Your Nailsea conveyancing solicitor must be lender-approved

There are many lenders, from a major lender such as Halifax, to a less common lender like Handelsbanken. Before choosing a conveyancing solicitor in Nailsea, it is essential that you check that they can act for your lender.

Some mortgage lenders only accept a selected list (known as a 'panel') of firms. If a solicitor can't act for your lender, the lender will likely need a different firm to act in their interests.

You will then have to cover this alternate lawyer's costs and the conveyancing process could take much longer.

Long delays can be caused by failing to check your solicitor's lender panel status.

Quittance Conveyancing are on the panel of all mortgage providers.

Searches (North Somerset Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by Nailsea conveyancing solicitors to identify issues affecting the property being purchased.

Mortgagees typically also require certain searches to be purchased. Required searches will include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes local road or rail schemes
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be told if your chosen lender requires any further searches, e.g. a Crossrail search or a commons registration search.

Buyers can expect a lead time of around 4 weeks for property searches delivered by North Somerset Council, so quicker regulated searches will be advisable.

Finding planning permissions

Your conveyancing solicitor will apply for the Title Register from the Land Registry, assisting with the identification of any potential issues, such as discrepancies between the property boundaries and the title plan or limits on the development of the property.

North Somerset Council Council Tax

North Somerset Council calculate your council tax based on a variety of factors that include the size and character of the home and the property's value as at 1 April 1991. For example, for an average Valuation Band E house in Nailsea, the amount of council tax due would be £2,037 per year.

Nailsea conveyancing solicitors will inform a buyer 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 (25%) would reduce the tax due to £1,528.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if you are a live in carer looking after someone who isn't a spouse or relative.

Band North Somerset Council Tax (2018)
A £1,111
B £1,296
C £1,481
D £1,667
E £2,037
F £2,407
G £2,778
H £3,333

Does anyone ever challenge their valuation?

To challenge your banding contact:

Valuation Office Agency
4th Floor
Temple Gate

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made. 30 saw a reduction.

Stamp Duty on Nailsea properties

If you are buying a property that costs over £125k, then you will have to pay stamp duty to HMRC. Completing the SDLT1 form yourself is complicated and not for the wary.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for Somerset properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £254,438 £2,721.90
Average price (detached) £369,367 £8,468.35
Average new build £261,741 £3,087.05

Stamp duty relief for first-time buyers in Nailsea

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 with relief up to £500,000 in some areas. Following the autumn budget statement, second home buyers have had to pay a higher rate of 3%. Following the example above, if a homeowner bought a second property in Nailsea for the average price of £254,438 the SDLT would be £20,355.04.

Conveyancing solicitors in Nailsea will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Nailsea

New build site

The drawbacks of purchasing a leasehold flat in the UK are recognised. The many potential complications lying in wait for the unsuspecting buyer can include reversionary interests and unreasonable ground rents.

Serious financial ramifications can result from a solicitor's bad leasehold advice.

A expert conveyancing solicitor in Nailsea will consider possible leasehold issues, such as annual statements of account and budgets for service charges, leases approaching 80 years remaining and absent freeholders.

Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Nailsea?

Building site

According to Land Registry information, 40 new builds have been bought in Nailsea in 2018 so far. The average cost of a new build property in Nailsea is £269,284.

The legal side of acquiring a new build property can be more complex than any other type of conveyancing. To avoid potential problems a Nailsea conveyancing solicitor must be aware of local issues and should consider a range of factors, e.g. handling reservation fees and confirming right of way over drains and sewers.

Our team of new build conveyancers deliver an expert appraisal of the legal title of the house or apartment, looking out for concerns ranging from the home's subsequent resaleability to exponential ground rent and service charges (where applicable).

Conservation areas in Somerset

When acting for the purchaser of a property in Nailsea, a conveyancing solicitor will need to confirm if the residential property is in one of Nailsea's conservation areas. If it is, the property could be affected by certain conditions. Called Article 4 directions, these conditions can include:

  • Restrictions on painting external walls
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

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

Conveyancing - Selling a property in Nailsea

Conveyancing for a property sale is generally simpler than when purchasing. With a property purchase, the obligation lies entirely with the buyer to verify that the property's title is not legally defective.

When selling, conveyancing solicitors in Nailsea acting for the existing owner need only answer the buyer's solicitor's formal enquiries.

What can vendors do to improve the odds of your sale going through?

Properties can be burdened by a series of potential roadblocks (for example having a defective lease) that can derail the sale process.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues - get legal advice and attempt to resolve it promptly.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold flat or house is quite a lot more complex than for a freehold property.

Nailsea conveyancing solicitors will also need to carry out additional work, and this could include requesting managing agent information, through to finding out if there are any payment arrears.

It would be prudent to contact a lawyer as soon as the decision is made to sell to reduce the impact of any leasehold-caused issues.

What if Quittance conveyancers are acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a property in Nailsea, and a Quittance conveyancer is carrying out the legal work for the other side, you could instruct a property solicitor firm in Nailsea to carry out your legal work.

Local Nailsea conveyancing solicitor directory

  • Bradford & Co, 144 High Street, Nailsea, Bristol, North Somerset, BS48 1AP
  • Star Legal Limited, Clifford House, 59 High Street, Nailsea, North Somerset, BS48 1AW
  • Wards Solicitors, First Floor, The Sion, Crown Glass Place, Nailsea, North Somerset, BS48 1RB

Conveyancing - Remortgaging a property in Nailsea

The main reason homeowners remortgage is to get a more affordable interest rate. Other reasons to consider remortgaging include releasing funds to help kids get on the property ladder, or getting on to a new fixed-rate deal.

A proactive conveyancing solicitor in Nailsea 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 hard to predict, fast conveyancing can be a crucial factor in securing your preferred rate.

A property lawyer will need to act for both you and your new lender to make sure the HM Land Registry is notified of the lender's charge over the property and the interests of the lender are covered.

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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