Updated: October 12, 2018

Royal Tunbridge Wells conveyancing solicitor fees

No Move, No Fee conveyancing in Royal Tunbridge Wells

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Royal Tunbridge Wells for the legal work involved in moving home.

Are Royal Tunbridge Wells conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Royal Tunbridge Wells who offer services on a cost per hour basis. Your quote will explain all fees and other costs you will be charged when your property transaction has completed.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as bankruptcy searches or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total Royal Tunbridge Wells solicitor conveyancing fees be?

Conveyancing fees in Royal Tunbridge Wells should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and council search fees will vary.

There are no hidden fees or costs to be paid with Quittance. For a standard home sale or purchase, the fees we quote are the fees you pay. 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 Royal Tunbridge Wells

In carrying out the legal work for the purchase of a house or flat, the Royal Tunbridge Wells conveyancing solicitor will carry out due diligence on the property's title and report back to the purchaser and the mortgage lender (if applicable).

The property lawyer will make recommendations after making their enquiries, offer pragmatic solutions and ensure that the full legal ownership is transferred.

This part of the article discusses the types of residential property that carry additional risk for people looking for conveyancing solicitors in Royal Tunbridge Wells for a purchase.

Your Royal Tunbridge Wells conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche mortgage lender like the Darlington Building Society or a large lender such as Bradford & Bingley, before you choose a Royal Tunbridge Wells conveyancing solicitor it is paramount that you confirm that they can act on behalf of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some mortgage lenders only accept a select list (referred to as a 'panel') of firms that pass strict standards.

If this is the case, the lender will need an alternative legal firm to complete the legal work, and you will then have to cover this second lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

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

Our conveyancing solicitors can act for all mortgage lenders.

Conveyancing Searches (Tunbridge Wells Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Royal Tunbridge Wells conveyancing solicitors in order to identify issues that might reduce the value of the property you are buying.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More pertinent searches, such as a radon gas search or a ground stability report, may also be recommended following the initial searches.

Buyers could experience a delay of approximately 8 weeks for Local Authority searches delivered by Tunbridge Wells Borough Council. In these circumstances, faster personal searches will be advisable.

Planning issues

Official Entries (or 'office copies') will also be ordered from the Land Registry by the buyer's conveyancing solicitor. This will help to identify any planning issues, for example that a restrictive covenant has been breached or a difference between the agent's floorplan and the title plan.

Tunbridge Wells Borough Council Council Tax

Tunbridge Wells Borough Council calculate your council tax based on a variety of factors including the size and character of the property and the assessed value of the property in April 1991. For instance the occupier of a Valuation Band B home in the Tunbridge Wells Borough Council area would pay annual council tax of £1,329.

Conveyancing solicitors in Royal Tunbridge Wells will inform a buyer of the property's tax band once they have the Local Authority search results.

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 £997.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or for spouses of students who are not British.

Band Tunbridge Wells Borough Council Tax (2018)
A £1,139
B £1,329
C £1,519
D £1,709
E £2,089
F £2,469
G £2,849
H £3,418

Is it possible to reduce my council tax band?

A property owner can also ask for their property to be reassessed. A refund may be due if the property is awarded a lower band. To challenge your banding contact:

Valuation Office Agency
First Floor
Warwick House
67 Station Rd
Redhill
RH1 1DL
Surrey

Stamp Duty on Royal Tunbridge Wells properties

If a residential property is purchased for £125,000 or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

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

See Stamp Duty Land Tax examples for properties in Kent:

  Average selling price (2018 to date) Stamp Duty
Average price £323,795 £6,189.75
Average price (detached) £502,969 £15,148.45
Average new build £382,701 £9,135.05
Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the home is not let out. For example, if a homeowner bought a second home in Royal Tunbridge Wells for the average price of £323,795 the stamp duty would be £25,903.60.

Stamp duty relief for first-time buyers in Royal Tunbridge Wells

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Royal Tunbridge Wells will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Royal Tunbridge Wells

New build site

Purchasing a leasehold property can be challenging when compared to purchasing a freehold home. Ground rent multipliers, absent freeholders and incomplete management company accounts are only some of the many common complications awaiting the unsuspecting purchaser.

Serious financial ramifications can result from a less-experienced solicitor's erroneous leasehold advice.

If you intend to buy a property with a lease, a good conveyancing solicitor in Royal Tunbridge Wells will consider potential leasehold issues, such as any recent demands for service charges and ground rent, landlord/tenant disputes and dealing with freeholders.

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

Buying a 'New Build' property in Royal Tunbridge Wells?

House under construction

Based on data collated by the HM Land Registry, 137 new build houses and flats have been bought in Royal Tunbridge Wells in 2018 so far. The average value of new builds in Royal Tunbridge Wells is £382,701.

Purchasing a new build property is frequently more involved than other types of conveyancing. To avoid potential problems a Royal Tunbridge Wells conveyancing solicitor should be aware of local considerations and must consider a range of factors, e.g. advising on mortgage offer flexibility for delayed completion and investigating road and drainage issues.

With our new build team, you will get an impartial view of the legal title of the property, and in particular considerations ranging from the home's future resaleability to potential freehold acquisition traps.

Kent Conservation areas

Moving into a conservation area can ensure that the street's unique character is protected. However, conservation area constraints will affect your property.

These conditions, referred to as Article 4 Directions, can include restrictions on replacing windows, restrictions preventing paving over the front garden or restrictions on side or 2 storey extensions.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Royal Tunbridge Wells.

Conveyancing - Selling a property in Royal Tunbridge Wells

The conveyancing process on a house sale is less demanding than when purchasing. During the sale of a house or flat, the principle of 'buyer beware' means that the onus is on the buyer to make sure that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.

With a sale, conveyancing solicitors in Royal Tunbridge Wells acting for the vendor effectively just answer questions set by the buyer's conveyancing solicitor.

What might you do to help your sale go through?

Homes will often come with possible issues (e.g. being situated on an unadopted road or restrictions on how you can use the property) that can derail a transaction.

It is not recommended that you put off finding a solution as it is the buyer's solicitor's job to spot problems. Instead, you should speak to an expert and attempt to resolve it at the earliest stage.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is significantly more complicated than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Royal Tunbridge Wells will need to conduct additional tasks, which could include requesting all relevant freeholder information or a copy of any notices served on the leaseholder.

You should instruct a lawyer as early as possible to reduce the impact of any leasehold-caused delays.

What if Quittance conveyancers are acting for the other side?

SRA regulations restrict the same conveyancing solicitor from acting on both sides in a house sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a home in Royal Tunbridge Wells, and we are acting for the other side, you may wish to contact a property solicitor firm in Royal Tunbridge Wells to carry out your conveyancing.

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Conveyancing - Remortgaging a property in Royal Tunbridge Wells

The main reason homeowners remortgage is to benefit from a lower interest rate. There are also other reasons to consider remortgaging, such as getting on to a new fixed-rate deal, or funding a one-off purchase.

You should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in Royal Tunbridge Wells. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is vital that the property lawyer undertaking the legal work can act on behalf of your preferred bank or building society. Our conveyancers are on the panel for all major UK lenders, so no matter whether you are moving to a cashback mortgage with Birmingham Midshires or to a fixed-rate mortgage with the Dudley Building Society, our remortgage team 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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