Updated: October 12, 2018

New Milton conveyancing solicitor fees

No Move, No Fee conveyancing in New Milton

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in New Milton for carrying out the legal work for a property transaction.

Do New Milton conveyancing solicitors work on a fixed fee basis?

We work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in New Milton who carry out the legal work on a price per hour basis. Your conveyancing quote explains what fees you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

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 office copies or property searches.

See: A guide to all conveyancing fees

How much will conveyancing in New Milton cost in total?

While conveyancing fees in New Milton will be the same as anywhere else in the UK, the disbursements required can vary. For example, specific extra searches, e.g. a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. 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 New Milton

The legal work for a home purchase requires a New Milton conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title to issues impacting on the future saleability of the home.

The buyer's solicitor will feed the results of their enquiries back to the buyer, help with resolving any problems and ensure that the change of ownership is registered at the Land Registry.

The content below sets out useful guidance for people who need conveyancing solicitors in New Milton for a purchase.

Your New Milton conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common mortgage lender like Secure Trust or a large lender such as NatWest, before you select a New Milton conveyancing solicitor it is paramount that you confirm that they can act in the interests of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some mortgage lenders will only accept a selected list (known as a 'panel') of legal practices.

If that is the case, the lender will require an alternative legal firm to complete the legal work, and you will be expected to pay this substitute solicitor's fees. The additional work can mean the process takes much longer.

Not checking the lender panel status of your conveyancer can result in serious delays.

Our conveyancing solicitors are approved members of all lender panels.

Conveyancing Searches (New Forest District Council)

Searches are enquiries made of government bodies by New Milton conveyancing solicitors to highlight issues affecting your planned purchase.

Banks and building societies also need searches (as set out in the CML Handbook) to be submitted. These include:

SearchDescription
Local Authority (LA) searchplanning and development details from New Forest District Council records
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
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 to the local parish for repairs.

Further searches, such as a highways authority search or an energy search, may also be recommended in the initial LA and Environmental searches.

New Forest District Council has an estimated processing time of 8 weeks for Residential property searches. A local search provider will be able to provide this information faster.

Finding planning permissions

Official Entries will also be obtained by the conveyancing solicitor acting for the homebuyer. This will help to identify any potential issues, for example a restrictive covenant against certain alterations or the title plan showing only very general boundaries.

New Forest District Council Council Tax

The amount of council tax a homeowner in New Milton will pay to New Forest District Council will depend on the property's value and the number of residents. E.g. for an average Band D property in New Milton, the amount payable would be £1,694 per year.

New Milton conveyancing solicitors will inform the purchaser of the property's tax band after this is confirmed by the searches.

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 £1,270.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if an occupier is a student nurse. The Valuation Office Agency (VOA) assign bandings for new homes, and where the owner has requested a revaluation.

Band New Forest District Council Tax (2018)
A £1,129
B £1,317
C £1,506
D £1,694
E £2,070
F £2,447
G £2,823
H £3,388

Does anyone ever challenge their valuation?

In the financial year 2016/17, 70 council tax challenges were made, of which 20 resulted in a reduction. To challenge your banding contact:

Valuation Office Agency
5th Floor
Holland House
Oxford Rd
Bournemouth
BH8 8EF
Dorset

Stamp Duty on New Milton properties

Completing the SDLT1 form yourself is hard and not for the wary.

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the home if it exceeds £125k.

Quittance Conveyancing's case management system ensures that the critical SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See stamp duty examples for homes in New Milton:

  Average sale price (2017) Stamp Duty
Average price £359,711 £7,985.55
Average price (detached) £478,111 £13,905.55
Average new build £250,000 £2,500.00

Stamp duty relief for first-time buyers in New Milton

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Higher rates of stamp duty apply to buyers of second residential property in the form of a 3% stamp duty surcharge. E.g. if a second home was bought for £359,711 then the stamp duty including the surcharge would be £28,776.88. .

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

Buying a flat? Leasehold conveyancing in New Milton

New build site

Buying a leasehold home is not as straightforward as buying a freehold home. Unreasonable ground rents, undisclosed major works and restrictions on the use of the property are among the many traps awaiting the unsuspecting purchaser.

Serious consequences can result from an inexperienced conveyancing solicitor's failure to give good leasehold advice.

A expert conveyancing solicitor in New Milton will consider potential leasehold issues, including :

  • sometimes ancient and arcane lease documents
  • service charges
  • managing agent or landlord enquiries
  • residents? management company
  • planned external works requiring scaffolding

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in New Milton?

House being built

The average value of new build homes in New Milton is £250,000, according to local information gathered by HM Land Registry. 1 brand new properties were purchased in New Milton last year.

The legal work for acquiring a new build property is more involved than any other type of conveyancing. Therefore a conveyancing solicitor in New Milton must be aware of local factors and must check numerous things, including checking the suitability of new build insurance and checking that any contracts allow for future 'common parts' maintenance.

Our highly qualified new build conveyancing team specialise in representing buyers to achieve the best outcome and working to tight developer deadlines.

Hampshire Conservation areas

If you are purchasing a home in one of New Milton's conservation areas, the property must not breach any conservation area restrictions. These conditions, called Article 4 Directions, could 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, such as removing wall render or paint.

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

Conveyancing - Selling a property in New Milton

The legal side of a sale of a home is generally simpler than when purchasing. The buyer's solicitor does due diligence into the property and its legal title. Conveyancing solicitors in New Milton acting for the seller just collects all documents and information relating to the property and replies to the solicitor's standard and additional enquiries .

What could jeopardise your home sale?

Common obstacles, like previous or historic subsidence, can actually delay the conveyancing process if left unresolved.

Don't bury your head in the sand in the hope that any issues won't be spotted - get advice and attempt to resolve it as early as possible.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold

Conveyancing for a leasehold property is quite a lot more specialised than for a freehold house.

Conveyancing solicitors in New Milton will also carry out additional work, including requesting all relevant freeholder information, through to details of any breach of the terms of the lease.

Vendors should instruct a lawyer as soon as possible, ideally before putting the property on the market, to mitigate often unavoidable leasehold delays.

What if Quittance conveyancers are acting for the other side?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale.

You could contact a property solicitor firm in New Milton to undertake your conveyancing, if a Quittance solicitor is acting for the other side.

Local New Milton conveyancing solicitor directory

  • Anthony Harris & Co, 43 Old Milton Road, New Milton, Hampshire, BH25 6DT
  • Dixon Stewart LLP, 72 Station Road, New Milton, Hampshire, BH25 6LF
  • Heppenstalls Solicitors Limited, 82 Station Road, New Milton, Hampshire, BH25 6LG
  • Richard Griffiths & Co, 44 Station Road, New Milton, Hampshire, BH25 6JX

Conveyancing - Remortgaging a property in New Milton

Although there are many reasons to remortgage, homeowners will generally remortgage a home to secure a preferential rate.

Homeowners can appreciate the benefits of a lower rate faster with a more efficient conveyancing solicitor in New Milton, accelerating the time taken to complete the process. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a key consideration when getting the mortgage rate you want.

The property lawyer handling the remortgage should also be able to act for the new mortgage provider. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are changing to an interest-only mortgage with Birmingham Midshires or to a fixed-rate mortgage with the Yorkshire Bank, we 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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