Updated: October 12, 2018

Ross On Wye conveyancing solicitor fees

No Move, No Fee conveyancing in Ross On Wye

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

How are Ross On Wye conveyancing fees calculated?

Our conveyancers work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Ross On Wye who carry out the legal work on a cost per hour basis. Your conveyancing quote explains exactly what you will be charged when your house or flat sale completes.

What are disbursements?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or TT fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Ross On Wye cost in total?

While conveyancing fees in Ross On Wye will usually match prices elsewhere in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and specific extra searches, such as a mining search, may be necessary.

For a standard sale or purchase, the fees we quote are the fees you pay. There are no hidden costs or surprises to be paid with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Ross On Wye

Caveat emptor, meaning 'let the buyer beware', was the legal principle of English property law. This principle no longer applies, however, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

A Ross On Wye conveyancing solicitor will give advice once their enquiries are complete, iron out any legal issues and ensure that the full legal ownership is transferred.

This part of the article considers the kinds of residential property which may involve extra hazards for people who need conveyancing solicitors in Ross On Wye for a purchase.

Your Ross On Wye conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Ross On Wye, it is paramount that you confirm that they can act in the interests of your lender, whether you are taking out a mortgage from Precise Mortgages, Halifax or any other lender.

Your solicitor may be unable to act for your lender, because some banks and building societies are only happy to work with a selected list (known as a 'panel') of firms.

If this is the case, the lender will need an alternative legal firm to carry out the legal work, and you will be expected to pay this second solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Your purchase can be seriously delayed if you fail to check your property solicitor's lender panel status.

Our solicitors can perform the conveyancing for all banks and building societies.

Searches (Herefordshire Council)

Residential property searches are questions submitted to a number of authorities by Ross On Wye conveyancing solicitors to give details about your planned purchase. They include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - there is a risk that some Ross On Wye properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Buyers will be informed if your chosen lender needs any more searches, such as a highways search or an agricultural search.

Buyers can expect a lead time of up to 6 weeks for conveyancing searches provided by Herefordshire Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning permissions

Office copies will also be obtained from the Land Registry by the conveyancing solicitor acting for the buyer. This helps to find planning issues, for example outbuildings lying outside the boundary or neighbours' rights of access.

Herefordshire Council Council Tax

Herefordshire Council calculate your council tax based on a number of factors which include the size of the home and the value of the property as determined by the VOA in 1991. For example, for an average Tax Band E home in Ross On Wye, the council tax due would be £2,106.

A conveyancing solicitor in Ross On Wye will inform a purchaser of the home's tax band once they are made aware.

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 £1,579.

Other discounts and exemptions may 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 an inhabitant is an 18 year old for whom child benefit is payable. New build homes are assessed by the Valuation Office Agency and allocated a council tax band.

Band Herefordshire Council Tax (2018)
A £1,149
B £1,340
C £1,531
D £1,723
E £2,106
F £2,489
G £2,872
H £3,446

Can I challenge my council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 20 were upheld and refunds awarded. To challenge your banding contact:

Valuation Office Agency
Ley Court
Barnett Way

Stamp Duty on Ross On Wye properties

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

Stamp duty works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value residential property.

Quittance ensure that the complex SDLT1 form is completed accurately and without delay.

This table sets out stamp duty for typical property in Ross On Wye:

  Average selling price (2017) SDLT
Average price £268,420 £3,421.00
Average price (detached) £357,315 £7,865.75
Average new build £326,700 £6,335.00

Stamp duty relief for first-time buyers in Ross On Wye

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. So if a second home was bought for £268,420 then the SDLT total will be £21,473.60.

Conveyancing solicitors in Ross On Wye will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Ross On Wye

New build site

The drawbacks of buying a leasehold house or flat in the UK are increasingly coming to light. There are numerous technical issues that could be lying in wait for the unsuspecting buyer, including:

  • freeholds sold without first refusal to leaseholders
  • overpriced managing agent packs
  • unfair developer practices
  • spiralling ground rents
Incomplete leasehold information, delivered by a conveyancing solicitor who has only ever worked on freehold matters, could have serious financial consequences.

If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Ross On Wye will consider possible leasehold issues, including :

  • reviewing the lease itself (many leases are decades old)
  • managing agent practices
  • service charges and whether they have been collected
  • planned large scale expenditure is planned
  • block management regulations that sit outside the lease

Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Ross On Wye?

House under construction

5 new builds were purchased in Ross On Wye last year, based on information from Her Majesty's Land Registry. The average purchase price of Ross On Wye new builds is £326,700.

Buying a new build home can be more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Ross On Wye must be conscious of local considerations and needs to check a range of issues, like handling deposits and verifying rights of access.

Our new build conveyancing department will provide a specialist assessment of the property's legal status, and in particular considerations like onerous leasehold conditions and exponential ground rent and service charges (where applicable).

Conservation areas in Herefordshire

When carrying out the legal work for a home in Ross On Wye, a conveyancing solicitor will confirm whether the property is in one of Ross On Wye's conservation areas. If it is, the property will be affected by certain restrictions. Called Article 4 directions, these restrictions may include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

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.

Your conveyancing solicitor will address whether your planned purchase is located one of Ross On Wye's conservation areas.

Conveyancing - Selling a property in Ross On Wye

The legal work involved in a property sale is less complicated than when buying. With a property purchase, the burden is solely on the buyer to determine whether the property is mortgageable and is (or can be) registered at the Land Registry.

In contrast, for a sale, conveyancing solicitors in Ross On Wye acting for the person selling for the most part just answer the buyer's solicitor's formal enquiries.

Factors that could delay or endanger a property sale

A property can face a series of problems (e.g. having a defective lease or missing planning permission) that might prolong a purchase for weeks (or more).

It is almost always advisable for vendors to face these issues head on and fix them.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is quite a lot more complex in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Ross On Wye must carry out additional tasks, including obtaining an up-to-date service charge statement or details of any breach of the terms of the lease.

Given the complexities of leasehold property, it is highly recommended that you contact a conveyancer with leasehold experience as soon as is practicable.

What if you are acting for the other side?

SRA regulations restrict the same solicitor from working on behalf of both sides in a house sale. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a Ross On Wye home, and a Quittance solicitor is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Ross On Wye to carry out your conveyancing.

Local Ross On Wye conveyancing solicitor directory

  • Harrison Clark Rickerbys Limited, Overross House, Ross Park, Ross On Wye, HR9 7US

Conveyancing - Remortgaging a property in Ross On Wye

Whilst homeowners consider remortgaging for a range of reasons, homeowners will generally remortgage to get a lower interest rate.

A proactive conveyancing solicitor in Ross On Wye can reduce the remortgage processing time, and move you to the better rate sooner. With future interest rate changes hard to predict, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

It is key that the property lawyer undertaking the legal work can represent the new bank or building society. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are moving to a lifetime tracker mortgage with Birmingham Midshires or to a long-term fixed mortgage with the Leeds 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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