Updated: October 12, 2018

Stratford Upon Avon conveyancing solicitor fees

No Move, No Fee conveyancing in Stratford Upon Avon

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Stratford Upon Avon for the legal work associated with moving home.

Do Stratford Upon Avon conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Stratford Upon Avon work on an hourly rate. Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your quote sets out exactly what you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Stamp Duty Land Tax or telegraphic transfer fees.

See: Complete list of conveyancing fees

How much will the total Stratford Upon Avon solicitor conveyancing fees be?

Whilst conveyancing fees in Stratford Upon Avon will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. 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 Stratford Upon Avon

The conveyancing for a home purchase will require a conveyancing solicitor in Stratford Upon Avon to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and factors affecting the mortgageability (e.g. planning issues).

The buyer's lawyer will report their findings back to the buyer and their mortgage lender, assist in resolving any issues and confirm that the legal title passes to the new owner.

This article discusses those residential property types that involve additional hazards for people looking for conveyancing solicitors in Stratford Upon Avon for a purchase.

Your Stratford Upon Avon conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from Topaz Finance, Halifax or any other lender, before selecting a Stratford Upon Avon conveyancing solicitor it is paramount that you confirm that they can act in the interests of your mortgage lender.

Quite a few mortgage lenders only accept a restricted group of firms that meet stringent standards. If your solicitor is unable to act for your mortgage lender, the lender will require a second firm to act in their interests.

You will usually need to pay this alternate solicitor's costs and significant delays to your move could occur.

Neglecting to check your conveyancer's lender panel status could mean significant delays.

Our conveyancing solicitors are approved to act for all banks and other lenders.

Conveyancing Searches (Stratford-on-Avon Council)

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Stratford Upon Avon conveyancing solicitors to help identify problems that could impact the value of your house or flat. They include:

  • Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

You will be informed if your mortgage lender insists on any additional searches, for example a Crossrail search or a disadvantaged area search.

Stratford-on-Avon Council has a usual processing time of 10 weeks for Residential property searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning searches

Office copies will also be ordered from HMLR by the purchaser's conveyancing solicitor, helping to evidence planning issues, such as that a restrictive covenant has been breached or discrepancies with the filed plan.

Stratford-on-Avon Council Tax

As a homeowner in Stratford Upon Avon, 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 example, the occupier of a Tax Band C home in the Stratford-on-Avon area would pay annual council tax of £1,568.

Conveyancing solicitors in Stratford Upon Avon will inform the purchaser of the home's tax band as soon as 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 £1,176.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or where the property was left empty by a bankrupt person.

Band Stratford-on-Avon Tax (2018)
A £1,176
B £1,372
C £1,568
D £1,764
E £2,156
F £2,548
G £2,940
H £3,528

Is it possible to appeal?

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

Valuation Office Agency
5th Floor
Sherbourne House
1
Manor House Drive
Coventry
CV1 2TG
West Midlands

A property owner can also apply for their property to be reassessed. A refund may be due if the property is awarded a lower band.

Stamp Duty on Stratford Upon Avon properties

The current stamp duty threshold for residential properties is £125,000. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for Warwickshire properties:

  Average selling price (2017) SDLT
Average price £282,792 £4,139.60
Average price (detached) £413,951 £10,697.55
Average new build £336,739 £6,836.95
If you are buying a second home for more than £40,000 then you will have to pay a 3% surcharge. E.g. if a second home was bought for £282,792 then the SDLT including the surcharge would be £22,623.36. .

Stamp duty relief for first-time buyers in Stratford Upon Avon

Relief is available on home purchases below £300k for first-time buyers.

Stratford Upon Avon conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Stratford Upon Avon

New build site

Research suggests that over 100,000 UK homeowners have leases with unreasonable lease clauses. Spiralling ground rents, leases with fewer than 80 years to run and sub-letting restrictions are but a few of the many potential difficulties lying in wait for an uninformed purchaser.

Inaccurate leasehold advice, from a conveyancer with limited leasehold experience, could have serious financial implications.

A good conveyancing solicitor in Stratford Upon Avon will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with landlords
  • ground rents and service charges
  • block management regulations that sit outside the lease
  • service charge retentions

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Stratford Upon Avon?

New build site

Based on local data compiled by HM Land Registry, 49 newly-constructed homes have been bought in Stratford Upon Avon in 2018 so far. The average cost of Stratford Upon Avon new build properties is £299,606.

Purchasing a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Stratford Upon Avon conveyancing solicitor must be conscious of local Stratford Upon Avon considerations and will examine a number of areas, including squaring developer incentives with lenders and verifying rights of easements.

Our highly qualified conveyancing team are specialists in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Warwickshire

Your conveyancing solicitor will confirm whether the house you are going to buy is in one of Stratford Upon Avon's conservation areas. If it is, the house is affected by restrictions. These building controls, called Article 4 Directions, could include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Stratford Upon Avon

The legal process for a sale of a home is less demanding than for a purchase. The purchaser has to carry out a detailed investigation into the property and its legal title, whereas conveyancing solicitors in Stratford Upon Avon acting for the vendor effectively just answers the buyer's questions.

What could put your sale at risk?

A home will often come with issues (such as not having full title or not being connected to the water mains) that can delay a transaction.

It is almost always a good idea that sellers address these issues immediately.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The legal work for a leasehold property is significantly more involved in comparison with a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Stratford Upon Avon, and this could include requesting all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

To reduce leasehold-related delays, it is highly recommended that you instruct a lawyer as soon as is practicable.

What if you are already acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale.

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

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Conveyancing - Remortgaging a property in Stratford Upon Avon

Benefitting from a lower rate to reduce monthly expenses is primarily why people decide to remortgage. There are other reasons, including the current mortgage deal coming to an end, or funding a one-off purchase.

A good conveyancing solicitor in Stratford Upon Avon can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

The property lawyer handling the remortgage should also be able to act for your chosen bank or building society. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are switching to a cashback mortgage with the Nationwide Building Society or to a discounted-rate mortgage with the Yorkshire Bank, we 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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