Updated: October 12, 2018

Sandy conveyancing solicitor fees

No Move, No Fee conveyancing in Sandy

Conveyancing solicitor fees are paid to conveyancing solicitors in Sandy for the legal work for a home sale or purchase.

Do Sandy conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Sandy who will work on a fees per hour basis. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as bankruptcy searches or managing agent information.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Sandy cost?

Conveyancing fees in Sandy will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as transport searches, may be necessary and council search fees will vary.

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

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

Conveyancing - Buying a property in Sandy

Recent changes to the law mean that a seller must reveal any issues concerning their property.

That said, it remains the responsibility of a Sandy conveyancing solicitor to carry out due diligence on the property, feed the results of their enquiries back to the buyer, solve outstanding issues and confirm that the legal title passes to the new owner.

This section of the article discusses the kinds of residential property which may involve extra hazards for homebuyers searching for conveyancing solicitors in Sandy.

Your Sandy conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a less common mortgage lender like Fleet Mortgages, to a large lender such as NatWest. Before choosing a conveyancing solicitor in Sandy, whoever you choose, it is vital that you check that they are on the approved solicitor panel of your chosen lender.

Many banks and building societies only accept a select panel of firms. If a solicitor is not on the panel of your chosen lender, the lender will need an alternative law firm to complete the legal work.

The borrower will then have to cover this alternate lawyer's fees, and weeks could be added to the conveyancing process.

Failing to confirm your lawyer's lender panel status can create problems and delays.

Our solicitors are approved members of all lender panels.

Conveyancing Searches (Central Bedfordshire Council)

Searches are applied for by Sandy conveyancing solicitors to unearth any broader issues that might compromise how much your house or flat will be worth. They include:

Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitysome Sandy property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your lawyer will tell you if your lender insists on any additional searches, e.g. a radon gas search or a disadvantaged area search.

Buyers could experience a delay of up to 10 weeks for conveyancing searches supplied by Central Bedfordshire Council, so personal (as opposed to official) searches will be faster.

Planning issues

Your conveyancing solicitor will request an Official Copy of the Title Register from HM Land Registry. This will help to expose any issues, such as neighbours' rights of access or outbuildings missing from the title plan.

Central Bedfordshire Council Council Tax

As a homeowner in Sandy, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance the occupier of a Band C home in the Central Bedfordshire Council area would pay annual council tax of £1,668.

Conveyancing solicitors in Sandy will inform a purchaser of the property's band once they have the Local Authority search results.

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 £1,251.

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 the resident is living in long term residential care.

Band Central Bedfordshire Council Tax (2018)
A £1,251
B £1,459
C £1,668
D £1,876
E £2,293
F £2,710
G £3,127
H £3,752

Can I challenge the council tax banding?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
Shaftesbury Rd

Stamp Duty on Sandy properties

Filling in the SDLT1 form yourself is confusing and not for those unfamiliar with it.

When purchasing a home, SDLT will probably need to be paid if the property is valued at over £125,000.

HMRC form rejections are avoided using the latest state-of-the-art case management system.

See table below for stamp duty examples for properties in Sandy:

  Average sale price (2017) Stamp Duty
Average price £321,816 £6,090.80
Average price (detached) £449,224 £12,461.20
Average new build £360,692 £8,034.60

Stamp duty relief for first-time buyers in Sandy

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Higher rates of SDLT apply to buyers of second home in the form of an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second home in Sandy for the average price of £321,816 the SDLT would be £25,745.28.

Conveyancing solicitors in Sandy should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Sandy

New build site

The potential risks of purchasing a leasehold house or flat in the UK are well established. There are numerous technical issues that could be awaiting the unsuspecting purchaser, such as:

  • ground rent multipliers
  • unreasonable lease extension premiums
  • unreasonable managing agent fees
  • unfair developer practices
Serious consequences can result from a solicitor's failure to give good leasehold advice.

A experienced conveyancing solicitor in Sandy will address aspects of leasehold, such as understanding regional and era-specific nuances of leases, dealing with freeholders and managing agents and ground rents and service charges.

Our leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Sandy?

House under construction

The average cost of new build homes in Sandy is £360,692. 23 new build properties were purchased in Sandy last year.

The legal work for buying a new build property is more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Sandy must be aware of Sandy-specific issues and should investigate several key issues, e.g. dealing with lender conditions and administering Help to Buy purchases.

Our award-winning conveyancing team specialise in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.

Bedfordshire Conservation areas

Your conveyancing solicitor will need to confirm if the residential property you are purchasing is in a conservation area in Sandy. If it is, the house could be affected by specific restrictions. Referred to as Article 4 directions, these restrictions could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and 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 Sandy.

Conveyancing - Selling a property in Sandy

The conveyancing process on a house sale is much simpler than for a property purchase. The buyer's conveyancer undertakes extensive research into the property and its legal title. Conveyancing solicitors in Sandy acting for the seller, however, mostly just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What factors could threaten your sale?

Obstacles, like restrictive covenants or previous or historic subsidence, can significantly frustrate your move if they are ignored.

In general, you should handle any such problems as soon as they come to light.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is much more complex in comparison with a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Sandy, which could include collating all relevant freeholder information, through to details of any slush fund for property maintenance.

It is recommended that the vendor contacts a leasehold expert as soon as the property is marketed, if not before, to avoid undue delays.

What if Quittance is already acting for the other side?

SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You could instruct a property solicitor firm in Sandy to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Sandy conveyancing solicitor directory

  • Woodfines LLP, 6 Bedford Road, Sandy, Bedfordshire, SG19 1EN
  • Kier Limited, Tempsford Hall, Kier Limited, Sandy, Bedfordshire, SG19 2BD
  • Five Counties Legal Services Limited, 24 Middle Street, Great Gransden, Sandy, Bedfordshire, SG19 3AD

Conveyancing - Remortgaging a property in Sandy

The main reason people remortgage is to get a more attractive interest rate. Other reasons to switch lenders or mortgage deals include switching from interest-only to repayment, or releasing funds to help kids get on the property ladder.

Homeowners can appreciate the benefits of a better rate earlier by using a more proactive conveyancing solicitor in Sandy. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

It is crucial that the property lawyer carrying out the remortgage can act for your new mortgage lender. Our conveyancers are on all major UK lenders' panels, so whether you are switching to a cashback mortgage with the Nationwide Building Society or to a joint mortgage with the Swansea 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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