Updated: October 12, 2018

Radstock conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Radstock

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

Are Radstock conveyancing fees and costs fixed?

Some conveyancing solicitors in Radstock work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as office copies and title plans or Stamp Duty Land Tax (SDLT).

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Radstock cost?

Conveyancing fees in Radstock will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flooding search, may be needed and council search fees will vary.

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's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Radstock

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Radstock will make recommendations once their enquiries are complete, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.

This part of the article discusses those parts of the legal process for conveyancing solicitors in Radstock that need specialist knowledge.

Your Radstock conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as Tesco Bank, to a financial institution like the Holmesdale Building Society. Before you appoint a conveyancing solicitor in Radstock, it is critical that you make sure that they can act on behalf of your lender.

Your conveyancer may be unable to act for your lender, because some banks and building societies are only happy to work with a select panel of law firms.

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

Not checking the lender panel status of your conveyancer can mean significant delays.

Quittance Conveyancing can act for all mortgage lenders.

Searches (Bath & North East Somerset Council)

Residential property searches are questions submitted to public bodies by Radstock conveyancing solicitors to help uncover relevant information about the property being purchased.

Searches are firstly carried out to meet the mortgage lender's criteria, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as a more detailed flood report or an agricultural search, may also be advised in the standard searches.

The average turnaround time for conveyancing searches obtained from Bath & North East Somerset Council is 4 weeks, so it will be worth using a faster private search company.

Planning issues

The conveyancing solicitor acting for the buyer also retrieves an 'Official Copy of the Title Register' from HMLR. This will help to reveal any planning issues, such as errors on the title plan or the breach of a restrictive covenant.

Bath & North East Somerset Council Council Tax

Council tax is calculated by Bath & North East Somerset Council on property value and the number of people living in the property. For example, a house in the Bath & North East Somerset Council area in Band D would pay £1,652 per annum.

A conveyancing solicitor in Radstock will inform a buyer of the property's tax band once this is confirmed by the searches.

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 £1,239.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property was left empty by a bankrupt person.

Band Bath & North East Somerset Council Tax (2018)
A £1,101
B £1,285
C £1,469
D £1,652
E £2,019
F £2,386
G £2,753
H £3,304

Are you paying more than you should?

To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 were upheld and refunds awarded.

Stamp Duty on Radstock properties

After a home sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HM Revenue & Customs. It is due on properties bought for over £125k.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See table below for Stamp Duty Land Tax examples for properties in Radstock:

  Average selling price (2018 to date) SDLT
Average price £243,039 £2,360.78
Average price (detached) £364,088 £8,204.40
Average new build £228,275 £2,065.50
Higher rates of stamp duty apply to buyers of second property in the form of a stamp duty surcharge of 3%. For example, if an existing homeowner bought a second home in Radstock for the average price of £243,039 the stamp duty would be £12,151.95.

Stamp duty relief for first-time buyers in Radstock

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Radstock conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Radstock

New build site

Over 100,000 UK homeowners are trapped in property leases with unreasonable terms. There is a wide range of sometimes obscure legal issues that may be awaiting the unsuspecting buyer, including overpriced managing agent packs and spiralling ground rents.

Inaccurate leasehold advice, from an inexperienced conveyancing solicitor, could lead to serious consequences.

If you intend to buy a property with a lease, a competent conveyancing solicitor in Radstock will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease
  • dealing with freeholders and managing agents
  • service charges, ground rents and buildings insurance arrangements
  • share of freehold complexity
  • compliance with means of escape (where relevant)

Ensure that you are aware of all the potential issues and costs associated with the lease - You can call our leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Radstock?

New build site

The average purchase price of new build property in Radstock is £228,275. 9 new build properties have been bought in Radstock in 2018 so far.

A new-build conveyancing solicitor in Radstock will need to be familiar with both local considerations and the extra complexities of new build, like dealing with incomplete service connection agreements and working to tight developer deadlines.

Our new build team are experts in working to tight developer deadlines and new build purchases.

Conservation areas in Somerset

When carrying out the conveyancing for a purchase in Radstock, a conveyancing solicitor will confirm whether the property is in one of Radstock's conservation areas. If it is, the property will be affected by certain building controls. These building controls may include restrictions on the style and height of boundary walls, restrictions on side or 2 storey extensions or general restrictions governing non-uniform additions or modifications.

The local council can order any non-compliant alterations to a property to be changed or removed.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Radstock.

Conveyancing - Selling a property in Radstock

The legal process for a house sale is simpler than for a property purchase. The buyer's conveyancer must carry out an investigation on the property and its legal title. Conveyancing solicitors in Radstock acting for the seller, however, essentially just answers the purchaser's enquiries.

What can vendors do to minimise the risk of your sale falling through?

Homes will often come with legal problems (such as a complex 'Green Deal' or parking issues or disputes) which could frustrate a sale for weeks.

You shouldn't bury your head in the sand as it is the buyer's solicitor's job to spot problems. The best course of action is to get professional advice, square up to the issue(s), and find a solution proactively.

Useful reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The legal work for a leasehold flat (leasehold houses are rare) is quite a lot more protracted than for a more straightforward freehold house.

Conveyancing solicitors in Radstock must usually carry out further legal work. This can involve liaising with the management company to obtain a completed copy of the Leasehold Property Enquiry Form, through to finding out if there are any payment arrears.

To accelerate the handling of the leasehold work, it is highly recommended that you instruct a lawyer with leasehold experience as soon as the property is marketed, if not before,.

What if Quittance is acting for the other side?

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

You could instruct a property solicitor firm in Radstock to carry out your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Radstock

The most common reason homeowners remortgage a home is to get a better interest rate. Other reasons to remortgage include releasing funds to help kids get on the property ladder, or getting onto a longer fixed-rate term.

An efficient conveyancing solicitor in Radstock can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

It is important that the property lawyer carrying out the remortgage can act on behalf of your new lender. Our conveyancing team are on all major lenders' panels, so whether you are moving to a 95% mortgage with the Nationwide Building Society or to a two-year discount with the Furness Building Society, we can help.

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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