Updated: October 12, 2018

Shepton Mallet conveyancing solicitor fees

No Move, No Fee conveyancing in Shepton Mallet

Conveyancing solicitor fees are paid your Shepton Mallet conveyancing solicitor for the legal work involved in moving home.

How are Shepton Mallet conveyancing fees calculated?

Some conveyancing solicitors in Shepton Mallet offer services on a cost per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). We work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote explains what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty Land Tax or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Shepton Mallet solicitor conveyancing fees be?

Shepton Mallet conveyancing solicitor fees will not vary. However, there may be some variation in certain disbursements. For example, specific extra searches, e.g. a mining search, may be necessary and council search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. 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 Shepton Mallet

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

That said, it remains the responsibility of the conveyancing solicitor in Shepton Mallet to investigate the property, so that they can report back in detail to the buyer and the lender, deal with any legal issues and register the title in the new owner's name.

The following examines the property types that involve additional hazards for people who need conveyancing solicitors in Shepton Mallet for a purchase.

Your Shepton Mallet conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like Accord Mortgages or a large lender such as Sainsbury's Bank, before you select a conveyancing solicitor in Shepton Mallet you must confirm that they are approved by your chosen lender.

Quite a few lenders are only prepared to work with a select panel of legal firms that meet strict selection criteria. If a solicitor is unable to act for your chosen lender, the lender will likely require an alternative legal firm to carry out the legal work.

You will be expected to pay this alternative lawyer's costs, and weeks could be added to the conveyancing process.

Neglecting to check the lender panel status of your property lawyer can mean serious delays.

Our solicitors can perform the conveyancing for all lenders.

Searches (Mendip District Council)

Property searches are carried out by Shepton Mallet conveyancing solicitors to help to identify problems that might possibly compromise the value of the property you are buying. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes rail schemes
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Shepton Mallet properties for local parish repairs.

Your solicitor will make you aware if your lender wants any more searches, such as a tin mining search or a contaminated land report.

Mendip District Council has a usual delivery time of 10 weeks for Residential property searches. Your conveyancer will alternatively recommend using a faster search agent.

Planning searches

Your conveyancing solicitor will apply for an 'Official Copy of the Title Register' from HM Land Registry. This will help to expose any issues, for example outbuildings missing from the title plan or the breach of a restrictive covenant.

Mendip District Council Council Tax

As a homeowner in Shepton Mallet, 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 for an average Band D property in Shepton Mallet, the council tax due would be £1,717 per year.

A conveyancing solicitor in Shepton Mallet will inform a buyer of the home's tax band as soon as they are made aware.

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 £1,288.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British. A property constructed after 1991 is allocated a banding by the Valuation Office Agency.

Band Mendip District Council Tax (2018)
A £1,145
B £1,335
C £1,526
D £1,717
E £2,098
F £2,480
G £2,861
H £3,434

What to do if you suspect your new home is incorrectly valued

A property owner can also apply for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
4th Floor
Temple Gate

Stamp Duty on Shepton Mallet properties

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 conveyancing solicitor to avoid penalties or delays.

The threshold for SDLT for a home is £125,000.

Quittance's case management system are fully integrated with Her Majesty's Revenue and Customs (HMRC)'s electronic filing gateway.

The following table illustrates SDLT examples for average properties in Shepton Mallet:

  Average selling price (2017) SDLT
Average price £251,488 £2,574.40
Average price (detached) £359,571 £7,978.55
Average new build £300,747 £5,037.35
If you are buying a second home for more than £40,000 then you will have to pay a higher SDLT rate of 3%. For example, if a homeowner bought a second property in Shepton Mallet for the average price of £251,488 the stamp duty would be £20,119.04.

Stamp duty relief for first-time buyers in Shepton Mallet

In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000.

Shepton Mallet conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Shepton Mallet

New build site

The drawbacks of owning a leasehold property are of serious concern for leasehold property purchasers. Numerous technical obstacles may be awaiting the unsuspecting buyer, including:

  • absent freeholders
  • increasing ground rents
  • undisclosed major works
  • leases with fewer than 80 years to run
Severe consequences can result from a less-experienced lawyer's erroneous leasehold advice.

If you are planning to purchase a house or flat with a lease, a competent conveyancing solicitor in Shepton Mallet will address aspects of leasehold, such as :

  • understanding regional and era-specific nuances of leases
  • service charges, ground rents and buildings insurance arrangements
  • managing agent or landlord enquiries
  • changes to the terms of the lease

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

Buying a 'New Build' property in Shepton Mallet?

House under construction

The average value of Shepton Mallet new build property is £300,747. 34 new builds were purchased in Shepton Mallet last year.

The legal work for acquiring a new build property is more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Shepton Mallet must be aware of local considerations and needs to check numerous things, e.g. checking the suitability of new build insurance and handling withdrawal under the Consumer Code for Housebuilders.

Our new build conveyancing team are experts in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.

Conservation areas in Somerset

Your conveyancing solicitor will confirm whether the home you are intending to buy is in one of Shepton Mallet's conservation areas. If it is, the property could be affected by specific building controls. These building controls, called Article 4 Directions, can include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

Parts of Shepton Mallet are within a conservation area governed by the Mendip local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Shepton Mallet.

Conveyancing - Selling a property in Shepton Mallet

The legal work involved in a sale of a house or flat is generally simpler than for a purchase. The buyer's solicitor conducts detailed research on the property and its legal title, whilst conveyancing solicitors in Shepton Mallet acting for the seller essentially just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What can sellers do to give yourself the best chances of success?

Properties will frequently have legal problems (such as a historical dispute with a freeholder or a dispute with a neighbour) that have the capacity to prevent a sale from completing on time.

You shouldn't bury your head in the sand as it is highly unlikely that the problems won't be picked up, instead get advice and work to resolve it as quickly as possible.

Useful reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is a great deal more time-consuming compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Shepton Mallet will usually undertake additional legal work, for example getting the latest service charge and ground rent statement, through to any details of rules covering common parts that are not contained in the lease.

To accelerate the handling of the leasehold work, it is recommended that the seller instructs a leasehold-specialist lawyer as soon as possible, preferably before putting the property on the market,.

Can your conveyancing solicitors act for both parties?

SRA regulations restrict the same solicitor from working on behalf of both sides in a property sale. CLC-regulated conveyancers, however, can act for both parties.

If you are buying or selling a house or flat in Shepton Mallet, and a Quittance solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Shepton Mallet to undertake your conveyancing.

Local Shepton Mallet conveyancing solicitor directory

  • Bgw Law Limited, 57 High Street, Shepton Mallet, Somerset, BA4 5AQ
  • Lyons Bowe, 54 High Street, Shepton Mallet, Somerset, BA4 5AS
  • Lyons Bowe, The Barn, Millbrook Depot, Yellingmill Lane, Shepton Mallet, Somerset, BA4 4JT

Conveyancing - Remortgaging a property in Shepton Mallet

Homeowners remortgage their home for a variety of reasons, including the existing lender having refused a payment holiday, or releasing funds to help pay for home improvements. The main reason, however, is to save money with a lower rate.

Homeowners can benefit from a better rate earlier by using a more efficient conveyancing solicitor in Shepton Mallet, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.

It is critical that the property lawyer handling your remortgage can represent your chosen lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are switching to an interest-only mortgage with Birmingham Midshires or to a fixed-rate mortgage with the Bank of Ireland, 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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