Updated: October 12, 2018

Romsey conveyancing solicitor fees

No Move, No Fee conveyancing in Romsey

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

Do Romsey conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Romsey who carry out the legal work on a price per hour basis. Your quote explains all fees and other costs you will be charged when your sale or purchase goes through.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also need to budget 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 HMLR fees or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will the total Romsey solicitor conveyancing fees be?

Though conveyancing fees in Romsey will be the same as anywhere else in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority Search fees can vary.

There are no hidden fees or nasty surprises with Quittance. For a standard 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 considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Romsey

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of English property law. This principle no longer applies, however, a purchaser must still investigate their intended purchase.

The Romsey conveyancing solicitor will offer professional advice once their enquiries are complete, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The content below sets out advice to assist people looking for conveyancing solicitors in Romsey for a purchase.

Your Romsey conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Paratus AMC, Santander or any other lender, before you appoint a conveyancing solicitor in Romsey it is very important that you make sure that they can act for your chosen lender.

Most lenders will only work with a select panel of law firms. If a solicitor is not on the panel of your chosen lender, the lender will require a different law firm to act in their interests.

The buyer will then have to cover this substitute lawyer's fees, and the conveyancing process can take much longer.

Failing to confirm the lender panel status of your conveyancer can mean significant delays.

Quittance Conveyancing are on the panel of all mortgage lenders.

Property Searches (Test Valley Borough Council)

Searches are questions submitted to public bodies by Romsey conveyancing solicitors to identify issues affecting the home you want to buy.

Mortgage lenders almost always need searches to be carried out. Required searches will include:

  • Local Authority (LA) search - planning and development details from Test Valley Borough Council records
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Additional searches, such as an HS2 search or a more detailed plan search, may also be advised in the initial LA and Environmental searches.

Property purchasers should expect to wait up to 15 weeks for LA searches delivered by Test Valley Borough Council, so your lawyer will advise using faster personal searches.

Planning issues

Office copies will also be sourced from HMLR by the conveyancing solicitor acting for the buyer, helping to identify any potential issues. Examples of these include discrepancies with the filed plan or a restrictive covenant against certain alterations.

Test Valley Borough Council Council Tax

The amount of council tax a homeowner in Romsey will pay to Test Valley Borough Council will depend on the property's value and the number of residents. For example, a property in the Test Valley Borough Council area in Band C would pay £1,443 per annum.

A conveyancing solicitor in Romsey will inform the purchaser of the property's 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 £1,082.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch. Property built after 1991 is assessed and given a council tax banding by the Valuation Office Agency.

Band Test Valley Borough Council Tax (2018)
A £1,082
B £1,262
C £1,443
D £1,623
E £1,984
F £2,345
G £2,705
H £3,246

Are you paying more than you should?

To challenge your banding contact:

Valuation Office Agency
Overline House
Central Station
Blechynden Terrace
SO15 1GW

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

Stamp Duty on Romsey properties

SDLT is only applicable to homes where the purchase price exceeds £125,000. SDLT is paid to Her Majesty's Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

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

This table sets out SDLT for typical property in Romsey:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £396,923 £9,846.15
Average price (detached) £553,080 £17,654.00
Average new build £369,000 £8,450.00
Homeowners must pay a higher rate of SDLT when buying a second home. Therefore, if a homeowner in Romsey bought a second home for the average price of £396,923 the SDLT would be £31,753.84.

Stamp duty relief for first-time buyers in Romsey

Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300,000.

Romsey conveyancing solicitors will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Romsey

New build site

The drawbacks of purchasing a leasehold property in the UK are generally well known. The many potential problems awaiting an uninformed purchaser include absent freeholders and spiralling ground rents.

Serious financial ramifications can result from an inexperienced lawyer's erroneous leasehold advice.

If you are planning to buy a property with a lease, a competent conveyancing solicitor in Romsey will consider potential leasehold issues, for example :

  • checking the lease itself
  • service charges and whether they have been collected
  • managing agent or landlord enquiries
  • changes to the terms of the lease
  • proposed major works (Section 20 notices)

Our specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Romsey?

New build site

The average value of Romsey new build homes is £369,000, (HM Land Registry figures). 3 new build properties have been bought in Romsey in 2018 so far.

Buying a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Romsey conveyancing solicitor must be aware of local Romsey issues and must check a range of issues, like dealing with failures to arrange warranty provider inspections and administering Help to Buy purchases.

With our new build team, you will get an expert appraisal of the legal title of the property, paying close attention to issues ranging from the home's future mortgageability to potential freehold acquisition traps.

Hampshire Conservation areas

When acting for the buyer of a home in Romsey, a conveyancing solicitor will confirm whether the property is in a conservation area in Romsey. If it is, the property will be affected by specific constraints. Referred to as Article 4 directions, these constraints can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

The Test Valley local planning authority has assigned conservation area-status to parts of Romsey. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Romsey's conservation areas.

Conveyancing - Selling a property in Romsey

The legal side of a property sale is much simpler than when purchasing. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to ensure that the title of the property they are buying is legally sound and meets their mortgage lender's criteria.

Conversely, when selling, conveyancing solicitors in Romsey acting for the current owner for the most part just answer the buyer's questions.

What could go wrong?

Homes can face any number of challenges (such as issues with neighbours' rights over the property or being situated on an unadopted road) that might stop the conveyancing process in its tracks.

Property specialists will generally suggest that sellers face such issues head on and fix them.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold flat (leasehold houses are uncommon) is significantly more technical than for a more straightforward freehold house.

Romsey conveyancing solicitors must usually carry out further legal work, including writing to the landlord for the freeholder pack, through to insurance details.

To accelerate the handling of the leasehold work, it is recommended that you contact a lawyer with leasehold experience as soon as possible.

Can your conveyancing solicitors act for both the buyer and the seller in a single transaction?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a Romsey property, and a Quittance conveyancing solicitor is acting for the other side, you can contact a property solicitor firm in Romsey to handle your legal work.

Local Romsey conveyancing solicitor directory

  • Bells, 5 Market Place, Romsey, Hampshire, SO51 8XF
  • Footner & Ewing LLP, 50 The Hundred, Romsey, Hampshire, SO51 8XH
  • Kirklands Solicitors LLP, Strong House, The Horsefair, Romsey, Hampshire, SO51 8EZ
  • D E Sturgess, Fernbrook House, 42 Middlebridge Street, Romsey, Hampshire, SO51 8HL
  • Asher Broomfield, 17 Woodley Lane, Romsey, Hampshire, SO51 7JL

Conveyancing - Remortgaging a property in Romsey

Homeowners remortgage a home for a number of reasons, including getting on to a new fixed-rate deal, or releasing capital to pay off other debts. By far the most common reason, however, is to get a more attractive interest rate.

You can benefit from a lower rate faster with a more proactive conveyancing solicitor in Romsey, reducing the time the conveyancing takes to complete. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in securing your preferred rate.

Your property lawyer should also be able to act for your chosen lender. Our conveyancers are on all major lenders' panels, so whether you are switching to a flexible mortgage with the Halifax or to a two-year discount with the Yorkshire Building Society, Quittance 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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