Updated: October 12, 2018

Oswestry conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Oswestry

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

Are Oswestry conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Oswestry who carry out the legal work on a fees per hour basis. Your quote will explain exactly what you will be charged when your property transaction has completed.

Are there any other costs?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like indemnity insurance or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will the total Oswestry solicitor conveyancing fees be?

While conveyancing fees in Oswestry will be the same as anywhere else in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as utilities searches, may be needed and Local Authority Search fees can vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate your conveyancing fees, 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 Oswestry

Purchase conveyancing requires the conveyancing solicitor in Oswestry to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. adverse possession) to factors affecting the mortgageability (e.g. regulated tenancies).

The buyer's solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.

The following gives useful guidance for buyers who want conveyancing solicitors in Oswestry.

Your Oswestry conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from the Darlington Building Society, the Co-operative Bank or any other lender, before choosing a Oswestry conveyancing solicitor you must confirm that they are approved by your lender.

A lot of lenders will only accept a restricted panel of solicitors or licensed conveyancers that meet stringent standards. If a conveyancer is not on the panel of your lender, the lender will probably need an alternative legal firm to complete the legal work.

The home buyer will be expected to pay this second solicitor's costs, and the conveyancing process can take much longer.

Failing to confirm the lender panel membership of your conveyancing solicitor could mean significant delays.

Our conveyancing solicitors are on the panel of all mortgage providers.

Shropshire Council searches

Searches are questions submitted to a number of authorities by Oswestry conveyancing solicitors to help uncover relevant information about the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specific searches, such as a highways search or a Forestry Commission search, may also be advised depending on the contents of the standard searches.

Shropshire Council has an estimated processing time of 10 weeks for LA searches, so faster personal (as opposed to official) searches will be recommended.

Ensuring planning permission is in place

Your conveyancing solicitor will request an 'Official Copy of the Title Register' from the Land Registry. This will help to identify planning issues. Examples of these include the title plan showing only very general boundaries or right of access issues.

Shropshire Council Council Tax

Council tax is calculated by Shropshire Council on property value and the number of people living in the property. For example, for an average Band D home in Oswestry, the amount payable would be £1,700.

Oswestry conveyancing solicitors will inform a purchaser of the home's tax band once they have the Local Authority search results.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,275.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property was left empty by a bankrupt person.

Band Shropshire Council Tax (2018)
A £1,134
B £1,323
C £1,512
D £1,700
E £2,078
F £2,456
G £2,834
H £3,401

Can I challenge my valuation?

To appeal contact:

Valuation Office Agency
Regent House
Regent St
LL11 1PR

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Oswestry properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

If the purchase price of the residential property you intend to buy is over the £125,000 threshold, you must pay Stamp Duty Land Tax.

Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.

See table below for SDLT examples for properties in Oswestry:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £204,546 £1,590.92
Average price (detached) £262,366 £3,118.30
Average new build £86,329 £0.00
Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not rented out. Therefore, if a homeowner in Oswestry bought a second home for the average price of £204,546 the SDLT would be £10,227.30.

Stamp duty relief for first-time buyers in Oswestry

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 reduced rates up to £500,000.

Oswestry conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Oswestry

New build site

The potential pitfalls of leasehold property ownership are a source of concern for leasehold home buyers. The numerous common problems lying in wait for the unsuspecting purchaser could include undisclosed major works, increasing ground rents and excessive freehold premiums.

Misguided leasehold advice, from an inexperienced conveyancer, could have serious financial implications.

A good conveyancing solicitor in Oswestry will consider potential leasehold issues, e.g. :

  • sometimes ancient and arcane lease documents
  • any recent demands for service charges and ground rent
  • managing agent or landlord enquiries
  • changes to the terms of the lease
  • proposed major works (Section 20 notices)

Quittance Conveyancing's team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Oswestry?

New build site

The average value of new build homes in Oswestry is £86,329, according to local information gathered by the HM Land Registry. 6 brand new properties have been bought in Oswestry in 2018 so far.

A new-build conveyancing solicitor in Oswestry must be mindful of regional issues and new build's additional complexities, like spotting incomplete agreements for roads and sewers and dealing with lender conditions.

Our expert new build team provide an accurate and truly impartial assessment of the legal title of the property, and in particular considerations like unfair leasehold conditions and likely freehold acquisition traps.

Shropshire Conservation areas

If you are purchasing a home in a conservation area in Oswestry, the property must not breach any conservation area building controls. Referred to as Article 4 directions, these restrictions may include a wide range of constraints from restrictions on the addition of a porch, to restrictions on the addition of flues and soil vent pipes.

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

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

Conveyancing - Selling a property in Oswestry

The legal process for a sale of a house or flat is less complicated than for a property purchase. The buyer's conveyancer carries out detailed research on the property. In contrast, conveyancing solicitors in Oswestry acting for the vendor just gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .

What factors could threaten your sale?

Homes can be burdened by a broad spectrum of possible complications (for example restrictive covenants or a solar panel 'rent a roof' scheme) which could prevent the conveyancing process from completing.

Property experts almost always advise that sellers handle these issues as soon as they come to light.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is much more protracted than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Oswestry will usually undertake extra work, which could include collating an up-to-date service charge statement or details of any required deed of covenant.

It is recommended that you instruct a leasehold expert as soon as is practicable to avoid undue delays.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. CLC-regulated conveyancers, however, can act for both sides.

You can contact a local Oswestry conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

Local Oswestry conveyancing solicitor directory

  • Crampton Pym & Lewis, The Poplars, 47 Willow Street, Oswestry, Shropshire, SY11 1PR
  • E. Richard Lloyd Limited, 37-39 Willow Street, Oswestry, Shropshire, SY11 1AQ
  • Nexa Law Limited, Suite 7 Second Floor, 13 Church Street, Oswestry, Shropshire, SY11 2SU
  • Gough-Thomas & Scott, 31 Salop Road, Oswestry, Shropshire, SY11 2NR
  • Robert Mann Solicitor, 16 Salop Road, Oswestry, Shropshire, SY11 2NU

Conveyancing - Remortgaging a property in Oswestry

People remortgage a home for all sorts of reasons, including releasing funds to help kids get on the property ladder, or the existing lender having refused a payment holiday. By far the most common reason, however, is to secure a preferential rate.

You would typically benefit from a better rate sooner by using a more efficient conveyancing solicitor in Oswestry. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can play a key role in getting the mortgage rate you want.

In order to certify that the mortgage provider's interests are protected, the property lawyer handling your remortgage will represent both you and the 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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