Updated: October 12, 2018

Ringwood conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ringwood

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Ringwood for the legal work for a home sale or purchase.

How are Ringwood conveyancing fees calculated?

Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Ringwood who will work on a price per hour basis. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', on top of the 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 Stamp Duty Land Tax or managing agent information.

See: A guide to all conveyancing fees

How much will the total Ringwood solicitor conveyancing fees be?

Though conveyancing fees in Ringwood will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Ringwood

The conveyancing for a homebuyer will require a conveyancing solicitor in Ringwood to consider a wide range of issues. Examples of such factors can range from technical problems relating to the property title to commonhold issues affecting the mortgageability of the home.

The buyer's solicitor will feed the results of their enquiries back to the purchaser and their lender, make practical suggestions and ensure that the full legal ownership is transferred.

The content below considers those types of property that involve additional hazards for buyers looking for conveyancing solicitors in Ringwood.

Your Ringwood conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like NatWest or a niche mortgage lender such as the Skipton Building Society, before you choose a conveyancing solicitor in Ringwood it is paramount that you confirm that they can represent your mortgage lender.

Many lenders will only accept a restricted group of solicitors or licensed conveyancers that match certain criteria. If a solicitor can't act for your mortgage lender, the lender will need a second firm to carry out the legal work.

You will usually need to pay this second solicitor's fees, and the conveyancing process can take much longer.

Major delays can result from failing to check your conveyancer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor lenders.

New Forest District Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Ringwood conveyancing solicitors to highlight issues affecting your new home.

Mortgagees also need certain searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Ringwood properties for local parish repairs.

You will be informed if your lender needs any additional searches, e.g. a Crossrail search or a ground stability report.

The typical lead time for LA searches supplied by New Forest District Council is 8 weeks. Your lawyer could instead use faster personal searches.

Finding planning permissions

Your conveyancing solicitor will request an Official Copy of the Title Register from HM Land Registry. This will help to identify planning issues. Examples of these include outbuildings lying outside the boundary or a restrictive covenant against certain alterations.

New Forest District Council Council Tax

Council tax is calculated by New Forest District Council on property value and the number of people living in the property. For example, a residential property in the New Forest District Council area in Band C would pay £1,506 per annum.

Ringwood conveyancing solicitors will inform the buyer 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 £1,129.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where the property is uninhabitable.

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

Could you be overpaying?

To appeal contact:

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

A homeowner can apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.

Stamp Duty on Ringwood properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

If you are buying a residential property that costs over £125,000, then you will have to pay SDLT to HMRC.

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

See examples for typical local properties:

  Average selling price (2017) Stamp Duty
Average price £459,486 £12,974.30
Average price (detached) £573,075 £18,653.75
Average new build £333,024 £6,651.20

Stamp duty relief for first-time buyers in Ringwood

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. If you already own another property you will be subject to a 3% SDLT surcharge. Following the example above, if a homeowner bought a second home in Ringwood for the average price of £459,486 the SDLT would be £36,758.88.

Ringwood conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Ringwood

New build site

The drawbacks of buying a leasehold flat in the UK are under increasing media scrutiny. There are many legal issues that may be awaiting an uninformed purchaser, such as:

  • incomplete management company accounts
  • sub-letting restrictions
  • unfair clauses in the lease
  • doubling ground rents
Poor leasehold guidance, from a conveyancer with limited leasehold experience, can have serious consequences.

If you intend to buy a property with a lease, a specialist conveyancing solicitor in Ringwood will consider possible leasehold issues, including :

  • understanding regional and era-specific nuances of leases
  • possible service charge shortfalls
  • reviewing correspondence between the freeholder and leaseholder
  • block management regulations that sit outside the lease
  • ground rent apportionments

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Ringwood?

House being built

4 new builds have been bought in Ringwood in 2018 so far, according to data sourced by HM Land Registry. The average cost of Ringwood new build homes is £345,000.

Purchasing a new build property is generally more complex than 'standard conveyancing'. Therefore a Ringwood conveyancing solicitor must be aware of local Ringwood considerations and should consider a range of factors, including handling unreasonable delays and spotting incomplete agreements for roads and sewers.

Quittance Conveyancing deliver a specialist assessment of the legal title of the property, whilst being mindful of issues like the home's future resaleability and sharply increasing ground rent and service charges (where applicable).

Hampshire Conservation areas

Moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your house.

Referred to as Article 4 directions, these conditions could include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

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

Parts of Ringwood are within a conservation area governed by the New Forest local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Ringwood.

Conveyancing - Selling a property in Ringwood

The legal work involved in a house sale is more straightforward than when purchasing. With a property purchase, the responsibility is on the buyer to validate that the home they are buying is not legally defective.

On the other side of the transaction, conveyancing solicitors in Ringwood acting for the current owner need only answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

Obstacles, like being situated on a flood plain or having a defective lease, have the potential to frustrate your move.

Property experts generally advise that sellers tackle these issues head on.

Further reading:

Read more helpful advice for sellers here.

Leasehold

Conveyancing for a leasehold flat or house is quite a lot more technical than it is for a freehold home.

Conveyancing solicitors in Ringwood will also need to carry out additional work, and this could include contacting the freeholder for a comprehensive pack of information, through to ensuring that leasehold forms are completed.

It is strongly advised that the seller instruct a property lawyer as soon as an estate agent is chosen to reduce leasehold-related delays.

Can your conveyancing solicitors act for the buyer and the vendor of the same house?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both sides.

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

Local Ringwood conveyancing solicitor directory

  • Dixon & Templeton LLP, 28 High Street, Ringwood, Hampshire, BH24 1AF
  • Ellis Jones Solicitors LLP, Monmouth Court, Southampton Road, Ringwood, Hampshire, BH24 1HE
  • Frettens LLP, 2 Christchurch Road, Ringwood, Hampshire, BH24 1DN
  • Forest Edge Legal Practice Ltd, New House, Market Place, Ringwood, Hampshire, BH24 1ER
  • Letchers, 24 Market Place, Ringwood, Hampshire, BH24 1BS

Conveyancing - Remortgaging a property in Ringwood

By far the most common reason people remortgage their home is to get a better interest rate. There are also any number of other reasons to consider remortgaging, including fixing the mortgage on a new discounted rate, or borrowing more to help pay for an extension.

An efficient conveyancing solicitor in Ringwood can reduce the remortgage processing time, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can be a key consideration when securing your preferred rate.

It is crucial that your property lawyer can represent your preferred mortgage lender. Quittance Conveyancing are on all major UK lenders' panels. So whether you are changing to an offset mortgage with Bradford & Bingley or to a discounted-rate mortgage with the Dudley Building Society, our remortgage specialists 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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