Updated: October 12, 2018

Poole conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Poole

Conveyancing solicitor fees are the costs you pay your Poole conveyancing solicitor for handling the legal work for your move.

How are Poole conveyancing fees calculated?

Our solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Poole who offer services on a cost per hour basis. Your quote will explain what you will pay when your property transaction has completed.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as telegraphic transfer fees or local authority searches.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Poole cost in total?

Whilst conveyancing fees in Poole will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a flooding search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Poole

Poole is a large coastal town in Dorset. Poole Harbour is one of the largest centres for sailing in the UK and one of the UK's busiest ports, especially for cross channel freight and passenger ferries. Together with Bournemouth and Christchurch it forms the South East Dorset conurbation.

Poole's proximity to the sea and the New Forest National Park keep the property market buoyant and some of the most expensive coastal homes in the UK are on the Sandbanks peninsula across from Poole Harbour, with £6.5 million being asked for new build homes with a sea view.

Elsewhere in Poole average property prices are in the more affordable region of £250,000.

Conveyancing for home buyers

When carrying out the conveyancing for the purchase of a house or flat, a conveyancing solicitor in Poole will investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

The solicitor will give advice once their enquiries are complete, iron out any legal issues and confirm that the legal title passes to the new owner.

The content below considers those areas of the buying process for conveyancing solicitors in Poole where additional expertise is needed.

Your Poole conveyancing solicitor must be lender-approved

Before selecting a Poole conveyancing solicitor, you must confirm that they can act in the interests of your mortgage lender, whether you are getting a mortgage from NatWest, the Market Harborough Building Society or any other lender.

Many mortgage lenders only accept a select list (referred to as a 'panel') of firms that meet stringent standards. If your solicitor cannot act for your mortgage lender, the lender will probably need an alternative legal firm to act in their interests.

The borrower will be expected to pay this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Neglecting to check the lender panel status of your conveyancing solicitor can mean serious delays.

Our solicitors are on the panel of all lenders.

Poole Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Poole conveyancing solicitors in order to identify any wider issues that could possibly reduce the value of your property. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Poole Borough Council
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Chancel repair liabilitythere is a risk that some Poole properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

You will be informed if your lender requires any additional searches, e.g. a radon gas search or a geological search.

Buyers could experience a delay of approximately 12 weeks for searches obtained from Poole Borough Council, so faster personal (as opposed to official) searches will be recommended.

Planning permissions

Official Entries (or 'office copies') will also be obtained by the purchaser's conveyancing solicitor. This will help to highlight any planning issues. These issues could include outbuildings missing from the title plan or the breach of a restrictive covenant.

Poole Borough Council Council Tax

Poole Borough Council calculate council tax on Poole homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band C, for example, would owe annual council tax of £1,492.

A conveyancing solicitor in Poole will inform the buyer of the property's band once they are themselves notified.

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 £1,119.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if an occupier is a student nurse.

Band Poole Borough Council Tax (2018)
A £1,119
B £1,306
C £1,492
D £1,679
E £2,052
F £2,425
G £2,798
H £3,358

Does anyone ever challenge their valuation?

A homeowner can ask for their property to be reassessed. To challenge your banding contact:

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

Stamp Duty on Poole properties

Steep fines await those who miss the Stamp Duty Land Tax payment deadline. If the purchase price of the property you intend to buy is over the £125,000 threshold, you must pay stamp duty.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use case management system to ensure that SDLT is paid immediately after completion.

This table sets out SDLT for property in Poole:

  Average selling price (2018 to date) Stamp Duty
Average price £345,958 £7,297.90
Average price (detached) £480,731 £14,036.55
Average new build £348,207 £7,410.35
Homeowners must pay a higher rate of SDLT when purchasing a second property. Therefore, if a homeowner in Poole bought a second property for the average price of £345,958 the SDLT would be £27,676.64.

Stamp duty relief for first-time buyers in Poole

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Poole conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Poole

New build site

Purchasing a leasehold property is not as simple as purchasing a freehold home. Spiralling ground rents, unreasonable managing agent fees and onerous clauses in the lease are but a few of the many traps lying in wait for an uninformed purchaser.

Erroneous leasehold advice, from an inexperienced lawyer, can have serious consequences.

If you intend to purchase a property with a lease, a experienced conveyancing solicitor in Poole will investigate aspects of the leasehold purchase, for example understanding regional and era-specific nuances of leases, managing agent or landlord enquiries and service charges for relevant date periods.

Make sure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Poole?

Building site

7 new build houses and flats have been bought in Poole in 2018 so far, according to local information gathered by HMLR. The average sale price of a new build property in Poole is £348,207.

A new-build conveyancing solicitor in Poole will need to be aware of local issues and the added complexities associated with new build, like checking that any contracts allow for future 'common parts' maintenance and handling reservation fees.

Quittance Conveyancing deliver an independent view of the legal title of the property, scrutinising contract issues ranging from onerous leasehold conditions to an assessment of other risks, such as future local development.

Conservation areas

Whether you are intending to buy a period cottage or an Edwardian house, if the property is in an officially designated conservation area, any planned alterations to the property might not be accepted by Poole Borough Council.

These conditions, referred to as Article 4 Directions, can include anything from restrictions on the addition of flues and soil vent pipes, to restrictions affecting frontal additions to the property such as a porch.

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.

Evening Hill, Ashington and Canford Cliffs Village are among the conservation areas in Poole. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Poole's conservation areas.

Conveyancing - Selling a property in Poole

The legal side of a property sale is more straightforward than when buying. The buyer undertakes detailed due diligence on your home, whilst conveyancing solicitors in Poole acting for the seller essentially just answers the purchaser's enquiries.

Why do sales fall through?

Properties can face many possible difficulties (e.g. not having suitable right of way or where the property differs from the title plan) that can protract a sale.

Property experts will almost always recommend to sellers that they tackle these issues head on.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold property is a great deal more difficult than for a more straightforward freehold house.

Conveyancing solicitors in Poole will also carry out additional work, including sourcing an up-to-date service charge statement, through to details of any slush fund for property maintenance.

It is recommended that the seller instruct a conveyancer as soon as possible to reduce delays associated with leasehold property. Managing agents can take weeks (or months) to respond.

Can Quittance conveyancers act for both sides?

SRA regulations restrict the same solicitor from acting on both sides in a house sale. CLC-regulated conveyancers, however, can act for both sides.

You can contact a property solicitor firm in Poole to handle your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Poole

Securing a better rate is usually the main reason why homeowners remortgage. There are other reasons, such as wanting to borrow more, or wanting a more flexible mortgage.

An efficient conveyancing solicitor in Poole will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing your preferred rate.

It is important that the property lawyer carrying out the remortgage can represent your preferred mortgage lender. Our conveyancers are on all major UK lenders' panels. So no matter whether you are switching to a flexible mortgage with the NatWest or to a variable-rate mortgage with the Chelsea Building Society, 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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