Updated: October 12, 2018

Ryde conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ryde

Conveyancing solicitor fees will be paid to conveyancing solicitors in Ryde for the legal work associated with buying or selling a property.

Are Ryde conveyancing fees and costs fixed?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Ryde who work on a fees per hour basis. Your quote will explain what you will pay when your property transaction has completed.

Are there any other costs?

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

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Land Registry fees or office copies.

See: How much should conveyancing fees cost?

How much will the total Ryde solicitor conveyancing fees be?

Although conveyancing fees in Ryde will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, additional region-specific searches, such as utilities searches, may be needed and council search fees will vary.

For a standard conveyancing transaction, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. 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 Ryde

Purchase conveyancing needs a conveyancing solicitor in Ryde to consider a wide range of issues. Examples of such factors are defective property title (e.g. the title is subject to an estate contract) and the future saleability of the property.

The purchaser's solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This section discusses elements of the legal process for conveyancing solicitors in Ryde that necessitate specialised skills.

Your Ryde conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a major lender such as the Royal Bank of Scotland (RBS), to a niche mortgage lender like Platform. Before you choose a Ryde conveyancing solicitor, you need to check that they are approved by your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders are only happy to work with a selected list (their 'panel') of legal practices that have achieved certain benchmarks.

If this is the case, the lender will require a different legal firm to complete the legal work, and you will then have to cover this substitute solicitor's fees. This can frustrate or delay the process.

Long delays can be caused by failing to check your property lawyer's lender panel status.

Quittance Conveyancing can act on behalf of all lenders.

Isle of Wight Council searches and other searches

Searches will be applied for by Ryde conveyancing solicitors to identify any wider issues that could possibly affect the value of your home.

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

Further searches, such as a radon gas search or a mining search, may also be referred to subject to the outcome of the initial searches.

Buyers will have to endure a wait of approximately 10 weeks for Local Authority searches delivered by Isle of Wight Council. Your lawyer will therefore recommend using faster personal searches.

Planning searches

Office copies will also be sourced from HMLR by your conveyancing solicitor, helping to evidence potential planning issues, such as a difference between the agent's floorplan and the title plan or right of access issues.

Isle of Wight Council Council Tax

Council tax is calculated by Isle of Wight Council on property value and the number of people living in the property. For instance for an average Valuation Band E residential property in Ryde, the amount payable would be £2,208.

Ryde conveyancing solicitors will inform a buyer of the property's band once they are made aware.

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 £1,656.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Isle of Wight Council Tax (2018)
A £1,204
B £1,405
C £1,606
D £1,807
E £2,208
F £2,610
G £3,011
H £3,613

Does anyone ever challenge their valuation?

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. To appeal contact:

Valuation Office Agency
Broadlands House
Staplers Rd
Newport
PO30 2HX
Isle of Wight

Stamp Duty on Ryde properties

Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

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

Quittance's case management system integrates with online tax return system to ensure that the Stamp Duty Land Tax is settled quickly and with minimal fuss.

See table below for Stamp Duty Land Tax examples for homes in Ryde:

  Average selling price (2017) Stamp Duty Land Tax
Average price £209,263 £1,685.26
Average price (detached) £311,247 £5,562.35
Average new build £176,442 £1,028.84
Following the recent budget statement, second home buyers have had to pay a surcharge of 3%. Following the example above, if a homeowner bought a second property in Ryde for the average price of £209,263 the SDLT would be £10,463.15.

Stamp duty relief for first-time buyers in Ryde

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

Conveyancing solicitors in Ryde will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Ryde

New build site

The drawbacks associated with purchasing a leasehold house or flat in the UK are recognised. The many potential complications awaiting an uninformed buyer include exponential ground rents and onerous clauses in the lease.

Poor leasehold guidance, from a property lawyer who has only ever handled freehold transactions, could lead to serious consequences.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Ryde will address aspects of leasehold, for example :

  • understanding regional and era-specific nuances of leases
  • service charges, ground rents and buildings insurance arrangements
  • dealing with freeholders
  • missing building regs and planning
  • service charge retentions

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Ryde?

New build site

Based on data collated by HMLR, the average sale price of a new build home in Ryde is £200,000. 1 new build properties have been bought in Ryde in 2018 so far.

Purchasing a new build can be more involved than any other type of conveyancing. To avoid potential problems a Ryde conveyancing solicitor must be conscious of both region-specific factors and also should check numerous things, like squaring developer incentives with lenders and confirming right of way over drains and sewers.

With Quittance Conveyancing, you will get an independent assessment of the legal title of the house or flat, with close attention paid to considerations ranging from the home's subsequent resaleability to sharply increasing ground rent and service charges (where applicable).

Conservation areas in Isle of Wight

If you are purchasing a house in one of Ryde's conservation areas, the property must be compliant with any local conservation area conditions. Called Article 4 directions, these restrictions may include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

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.

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

Conveyancing - Selling a property in Ryde

Conveyancing for a house sale is less difficult than when purchasing. The buyer's solicitor does due diligence on the property, whilst conveyancing solicitors in Ryde acting for the seller just collects any required paperwork and answers the purchaser's enquiries .

What could go wrong?

Issues, like a solar panel 'rent a roof' scheme or restrictions on how you can use the property, have the potential to slow or frustrate the conveyancing process if ignored.

It is best not to procrastinate as solicitors are trained to unearth any such issues. Instead, you should get professional advice and tackle it proactively.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold property is much more specialised in comparison with a freehold house.

Conveyancing solicitors in Ryde must usually carry out further legal work. This can involve applying for detailed managing agent information, through to ascertaining if a license to assign is required.

Sellers are advised to instruct a lawyer as soon as possible to mitigate (often inevitable) leasehold delays.

Can Quittance conveyancers act for both sides?

SRA regulations ban a single conveyancing solicitor from working on behalf of both sides in a property sale. However, a conveyancer who is regulated by the CLC, can act for both sides.

If you are buying or selling a home in Ryde, and we are acting for the other side, you could contact a property solicitor firm in Ryde to carry out your legal work.

Local Ryde conveyancing solicitor directory

  • Walter Gray & Co Limited, 3-4 St. Thomas Street, Ryde, Isle of Wight, PO33 2ND
  • Wilks Price Hounslow, 9 Garfield Road, Ryde, Isle of Wight, PO33 2PS
  • Biscoes Legal Services Limited, 67 Union Street, Ryde, Isle of Wight, PO33 2LN
  • Churchers Solicitors, 13 Union Street, Ryde, Isle of Wight, PO33 2DU
  • Merry & Co, 73 Union Street, Ryde, Isle of Wight, PO33 2LN

Conveyancing - Remortgaging a property in Ryde

Although people consider remortgaging for a range of reasons, homeowners will generally remortgage to benefit from a lower interest rate.

Homeowners can appreciate the benefits of a lower rate faster by using a more proactive conveyancing solicitor in Ryde, working to shorten the processing time of the legal work. With rate rises anticipated, fast conveyancing can play a key role in getting the mortgage rate you want.

Your property lawyer needs to be able to act for the new lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are switching to a fixed-rate mortgage with the Halifax or to a two-year discount with the Bank of Ireland, we 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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