Updated: October 12, 2018

Salisbury conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Salisbury

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Salisbury for carrying out the legal work for a property transaction.

Do Salisbury conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Salisbury who carry out the legal work on a cost per hour basis. Your quote will explain what you will pay when your sale or purchase completes.

What are disbursements?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like telegraphic transfer fees or local authority searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Salisbury cost in total?

Conveyancing solicitor fees in Salisbury should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, e.g. a mining search, may be necessary and Local Authority Search fees can vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard home sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Salisbury

As a key part of the legal work for a property purchase, the conveyancing solicitor in Salisbury will investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

Following their enquiries the conveyancer will make recommendations and will help with resolving any problems and ensure the title is transferred to the new owner.

This part of the article discusses the kinds of residential property which could be of concern to homebuyers who need conveyancing solicitors in Salisbury.

Your Salisbury conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Salisbury, it is very important that you make sure that they are on the panel of your mortgage lender, whether you are obtaining a mortgage from DB UK Bank, TSB or any other lender.

The majority of banks and building societies only accept a restricted panel of solicitors or licensed conveyancers. If your solicitor is not on the panel of your mortgage lender, the lender will require a different legal firm to carry out the legal work.

The borrower will then have to cover this alternative lawyer's fees and significant delays to your move could occur.

Not checking your solicitor's lender panel status can mean serious delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Wiltshire Council searches

Residential property searches are questions submitted to public bodies by Salisbury conveyancing solicitors to provide information about your new home.

Lenders will also require specific searches to be applied for. These include:

Local Authority (LA) searchcontains information about the property and surrounding area held by Wiltshire Council
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Your solicitor will tell you if your mortgage lender requires any further searches, such as a tin mining search or a mining search.

Purchasers should expect to wait up to 16 weeks for Residential property searches provided by Wiltshire Council, so faster personal searches will be preferred.

Planning searches

Your conveyancing solicitor will also obtain office copies from the Land Registry, helping to identify any potential issues. Examples of these include a difference between the agent's floorplan and the title plan or that a restrictive covenant has been breached.

Wiltshire Council Council Tax

Council tax is calculated by Wiltshire Council on property value and the number of people living in the property. For example, the occupier of a Tax Band D home in the Wiltshire Council area would pay annual council tax of £1,778.

Conveyancing solicitors in Salisbury will inform the buyer of the home's council tax 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 £1,333.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if an occupier is an apprentice school leaver or YTS trainee. A property built after 1991 is assessed by the Valuation Office Agency.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

Can I dispute my band?

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
Overline House
Central Station
Blechynden Terrace
SO15 1GW

Stamp Duty on Salisbury properties

The current Stamp Duty Land Tax threshold for residential properties is £125,000. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.

This table sets out Stamp Duty Land Tax for typical property in Salisbury:

  Average selling price (2017) Stamp Duty Land Tax
Average price £340,866 £7,043.30
Average price (detached) £450,420 £12,521.00
Average new build £319,619 £5,980.95

Stamp duty relief for first-time buyers in Salisbury

First-time buyer stamp duty relief is available on property purchases below £300,000. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. For example, if a property owner bought a second property in Salisbury for the average price of £340,866 the stamp duty would be £27,269.28.

Salisbury conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Salisbury

New build site

Buying a leasehold house or flat if you are unaware of the implications can be fraught with risk. There are any number of legal technicalities that could be lying in wait for the unsuspecting purchaser, including unreasonable managing agent fees, increasing ground rents and unfair clauses in the lease.

Serious financial ramifications can result from an inexperienced property lawyer's failure to give good leasehold advice.

If you are planning to purchase a house or flat with a lease, a competent conveyancing solicitor in Salisbury will consider potential leasehold issues, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with freeholders and managing agents
  • possible service charge shortfalls
  • notices served on the freeholder

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Salisbury?

New build site

According to data compiled by the Land Registry, 9 new builds have been bought in Salisbury in 2018 so far. The average price for Salisbury new build homes is £205,512.

A new-build conveyancing solicitor in Salisbury will need to be familiar with both local Salisbury issues as well as the specific issues associated with new build, like spotting incomplete agreements for roads and sewers, handling reservation fees and registering ownership with warranty providers, including NHBC, Advantage HCI? and ICW.

Our team of new build conveyancers deliver an accurate and truly independent assessment of the property's legal status, with close attention paid to issues ranging from unfair leasehold conditions to potential freehold acquisition traps.

Wiltshire Conservation areas

When acting for the buyer of a home in Salisbury, a conveyancing solicitor will confirm whether the home is in a conservation area in Salisbury. If it is, the house could be affected by certain constraints. Referred to as Article 4 directions, these constraints can include restrictions on the removal or addition of front boundary walls, restrictions on the erection of outbuildings or restrictions on hard standings at the front of the property.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Salisbury.

Conveyancing - Selling a property in Salisbury

The legal process for a property sale is less difficult than when buying. When buying, the responsibility is on the buyer to determine whether the title of the property is not legally defective.

On the other hand, when selling, conveyancing solicitors in Salisbury acting for the existing owner need only answer the buyer's solicitor's formal enquiries.

Factors that could delay or endanger your property sale

Common issues, like being in an area threatened by local development, can significantly frustrate a sale.

Generally speaking, you should handle these issues without delay.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat is significantly more complicated than for a freehold house.

Salisbury conveyancing solicitors will also carry out additional work, which could include getting the latest service charge and ground rent statement, through to details of any unresolved disputes.

To help mitigate the delays involved in selling a leasehold property, it is highly recommended that the vendor contact a conveyancer as soon as an estate agent is chosen.

What if Quittance is already acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale.

You may wish to contact a law firm in Salisbury to undertake your legal work, if a Quittance conveyancer is acting for the other side.

Local Salisbury conveyancing solicitor directory

  • Batt Broadbent Solicitors LLP, Minster Chambers, 42-44 Castle Street, Salisbury, Wiltshire, SP1 3TX
  • Parker Bullen LLP, 45 Castle Street, Salisbury, Wiltshire, SP1 3SS
  • N. C. Morris & Co LLP, 47 High Street, Salisbury, Wiltshire, SP1 2PB
  • Ranson Houghton LLP, 23 Brown Street, Salisbury, Wiltshire, SP1 2AS
  • Redhead & Jones, 24 Catherine Street, Salisbury, Wiltshire, SP1 2DA

Conveyancing - Remortgaging a property in Salisbury

Saving money on a lower interest rate is usually the main reason why homeowners opt to remortgage. There are other reasons, including extending the mortgage term, or getting on to a new fixed-rate deal.

A good conveyancing solicitor in Salisbury can reduce the remortgage processing time, meaning you move to your lower rate sooner. With future interest rate changes hard to predict, fast conveyancing can play a key role in getting on to the rate you want.

Your property lawyer must also be able to act on behalf of your chosen bank or building society. Quittance Conveyancing are on all major lenders' panels. So whether you are switching to a fixed-rate mortgage with the HSBC or to a two-year discount with the Barnsley 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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