Updated: October 12, 2018

Sandhurst conveyancing solicitor fees

No Move, No Fee conveyancing in Sandhurst

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

Do Sandhurst conveyancing solicitors work on a fixed fee basis?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Sandhurst who will work on an hourly-rate basis. Your quote sets out all fees and other costs you will be charged when your sale or purchase completes.

Are there any other costs?

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, such as office copies and title plans or bankruptcy searches.

See: How much should conveyancing fees cost?

How much will the total Sandhurst solicitor conveyancing fees be?

Whilst conveyancing fees in Sandhurst will be the same as anywhere else in the country, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, such as a historic mining search, may be necessary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Sandhurst

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of the conveyancing solicitor in Sandhurst to investigate the property, so that they can feed the results of their enquiries back to the buyer, offer practical solutions and confirm that the legal title passes to the new owner.

The content below discusses the property types that may carry risks for homebuyers who need conveyancing solicitors in Sandhurst.

Your Sandhurst conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Lloyds Bank, Topaz Finance or any other lender, before you choose a Sandhurst conveyancing solicitor it is vital that you check that they can represent your mortgage lender.

A lot of banks and building societies will only accept a select panel of legal practices. If a solicitor can't act for your mortgage lender, the lender will likely require a second firm to complete the legal work.

The purchaser will then have to cover this substitute solicitor's fees and significant delays to your move could occur.

Failing to confirm your conveyancing solicitor's lender panel status can result in significant delays.

Quittance Conveyancing are on the panel of all mortgage lenders.

Bracknell Forest Council searches

Searches will be applied for by Sandhurst conveyancing solicitors in order to identify any wider issues that might possibly have an impact on the value of your property.

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

You will be informed if your chosen lender wants any further searches, such as an HS2 search or a ground stability report.

Buyers should anticipate a wait of around 8 weeks for Residential property searches ordered from Bracknell Forest Council, so it will be worthwhile to use a quicker private search company.

Planning issues

The buyer's conveyancing solicitor will also obtain the Title Register from HM Land Registry. This will help to highlight potential planning issues. Examples of these include right of access issues or discrepancies with the filed plan.

Bracknell Forest Council Council Tax

Bracknell Forest Council calculate your council tax based on various criteria such as the number of occupants and the value of the property. For example, for an average Band B residential property in Sandhurst, the amount due would be £1,232 per year.

A conveyancing solicitor in Sandhurst will inform a buyer of the property's tax band as soon as they are notified.

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 £924.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate.

Band Bracknell Forest Council Tax (2018)
A £1,056
B £1,232
C £1,408
D £1,584
E £1,937
F £2,289
G £2,641
H £3,169

Can I dispute my council tax rate?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd
Reading
RG1 3ER
Berkshire

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 were approved and the tax was reduced.

Stamp Duty on Sandhurst properties

Filling in the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

The current SDLT threshold is £125k in England and Wales.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

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

  Average sale price (2017) SDLT
Average price £380,330 £9,016.50
Average price (detached) £521,288 £16,064.40
Average new build - -

Stamp duty relief for first-time buyers in Sandhurst

In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. Homeowners must pay a higher rate of SDLT when purchasing a second property. For example, if a property owner bought a second property in Sandhurst for the average price of £380,330 the stamp duty would be £30,426.40.

Sandhurst conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Sandhurst

New build site

The drawbacks of leasehold property ownership are a source of anxiety for leasehold property purchasers. The many potential complications awaiting an uninformed purchaser can include:

  • ground rent multipliers
  • overpriced managing agent packs
  • leases with fewer than 80 years to run
Serious consequences can result from a solicitor's failure to give good leasehold advice.

A specialist conveyancing solicitor in Sandhurst will consider potential leasehold issues, including :

  • reviewing the lease itself
  • dealing with landlords
  • service charges
  • block management regulations that sit outside the lease

Our leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Sandhurst?

New build building site

- new build properties -, (source: HMLR). The average sale price of new build homes in Sandhurst is -.

The legal side of buying a new build property is frequently more involved than other types of conveyancing. To avoid potential problems a Sandhurst conveyancing solicitor must be mindful of Sandhurst-specific issues and should check numerous things, e.g. dealing with delays associated with off-plan and investigating road and drainage issues.

Our award-winning team of new build conveyancers are specialists in new build purchases and working to developer exchange timeframes.

Berkshire Conservation areas

Whether you are going to buy a character cottage or a Victorian detached house, if the property is in a conservation area, your plans to develop the property may not be permitted by Bracknell Forest Council.

Referred to as Article 4 directions, these building controls could include a wide range of constraints from restrictions on hard standings at the front of the property, to restrictions on the removal or addition of front boundary walls.

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Sandhurst's conservation areas.

Conveyancing - Selling a property in Sandhurst

The legal work involved in a sale of a home is less difficult than when buying. The buyer's conveyancer will have to carry out extensive due diligence on the property. In contrast, conveyancing solicitors in Sandhurst acting for the vendor mostly just replies to the solicitor's standard and additional enquiries.

What might you do to improve the odds of your sale going through?

Issues, like not having appropriate warranties or chancel repair liability, can actually endanger the sale process.

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered - a better course of action will be to speak to an expert and deal with it at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is significantly more specialised than it is for a freehold home.

Conveyancing solicitors in Sandhurst must usually carry out further legal work, for example requesting an up-to-date service charge statement, through to details of any slush fund for property maintenance.

To help mitigate the delays involved in selling a leasehold property, it is highly recommended that the vendor contact a conveyancer as soon as the decision is made to sell.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Sandhurst home, and one of our conveyancing solicitors is acting for the other side, you may want to instruct a property solicitor firm in Sandhurst to undertake your legal work.

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Conveyancing - Remortgaging a property in Sandhurst

People remortgage for a number of reasons, including the existing lender having refused a payment holiday, or consolidating loan repayments. The main reason, however, is to get a more attractive interest rate.

A proactive conveyancing solicitor in Sandhurst will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting on to the rate you want.

So that they can make sure that the parties' interests are protected, the property lawyer will act for both you and the mortgage provider.

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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