Updated: October 12, 2018

Street conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Street

Conveyancing solicitor fees are paid your Street conveyancing solicitor for the legal work for a home sale or purchase.

Do Street conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Street will work on a price per hour basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your conveyancing quote will set out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like office copies and title plans or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees

How much will conveyancing in Street cost in total?

Street conveyancing solicitor fees will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a flood plain search, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden fees. For standard conveyancing transactions, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees 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 Street

The conveyancing for the purchase of a house or flat needs a Street conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from problems with the property's title to issues impacting on the future saleability of the home.

The conveyancer will report their findings back to the purchaser and their mortgage lender, deal with any legal issues and register the new owner's title at the Land Registry.

The following section discusses those types of property that may be of concern to buyers looking for conveyancing solicitors in Street.

Your Street conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a niche mortgage lender like DB UK Bank, to a large lender such as TSB. Before choosing a conveyancing solicitor in Street, whoever you choose, you need to check that they are approved by your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies only accept a restricted group of law firms.

Under these circumstances, the lender will need an alternative legal firm to complete the legal work, and you will usually need to pay this second solicitor's costs. This can push back the completion date of the purchase.

The conveyancing process can be seriously delayed if you fail to check your property solicitor's lender panel status.

Our conveyancing solicitors can act for all lenders.

Residential Property Searches (Mendip District Council)

Residential property searches are questions asked of various bodies by Street conveyancing solicitors to highlight issues affecting the home you want to buy.

Lenders typically also require property searches to be applied for. Required searches will include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specialised searches, such as a Crossrail search or a Forestry Commission search, may also be advised subject to the outcome of the initial searches.

Mendip District Council has a usual processing time of 10 weeks for LA searches, so faster personal searches will be recommended.

Planning documents

The buyer's conveyancing solicitor also obtains official entries from HM Land Registry. This will help to highlight any issues, for example that a restrictive covenant has been breached or the title plan showing only very general boundaries.

Mendip District Council Council Tax

Mendip District Council calculate council tax on Street homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Band B residential property in Street, the amount of council tax would be £1,335.

Conveyancing solicitors in Street will inform the buyer of the home's council tax band once they are themselves notified.

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 £1,001.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is owned by a charity and is unoccupied. The Valuation Office Agency (VOA) calculate bandings for new homes, and where the owner has requested a revaluation.

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

A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To appeal contact:

Valuation Office Agency
Quantock House
Paul St
Taunton
TA1 3PB
Somerset

Stamp Duty on Street properties

Filling in the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

Stamp duty will almost always need to be paid if the home being purchased is valued at over £125k.

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

See table below for SDLT examples for properties in Street:

  Average selling price (2017) SDLT
Average price £228,480 £2,069.60
Average price (detached) £333,215 £6,660.75
Average new build £248,849 £2,476.98
Following the recent budget statement, second home buyers have had to pay a 3% stamp duty surcharge. Therefore, if a homeowner in Street bought a second home for the average price of £228,480 the SDLT would be £11,424.00.

Stamp duty relief for first-time buyers in Street

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Street conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Street

New build site

Purchasing a leasehold property is not as straightforward as purchasing a freehold home. There are any number of legal technicalities that could be lying in wait for the unsuspecting buyer, such as increasing ground rents, unreasonable lease extension premiums and incomplete management company accounts.

Severe consequences can result from a less-experienced lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Street will consider potential leasehold issues, for example :

  • reviewing the lease
  • reviewing correspondence between the freeholder and leaseholder
  • service charges
  • unexpired lease terms
  • proceedings threatened against the freeholder under Part 2 of the Commonhold and Leasehold Reform Act 2002

Make sure that you are fully-informed regarding your planned purchase - Contact our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Street?

House being built

Based on data collated by HM Land Registry, the average purchase price of Street new build homes is £196,995. 1 new build houses and flats have been bought in Street in 2018 so far.

A new-build conveyancing solicitor in Street must be mindful of both local Street considerations as well as new build-specific issues, including checking the suitability of new build insurance and ensuring new estate roads are adopted.

Our new build conveyancing team specialise in working to developer exchange timeframes and new build purchases.

Conservation areas in Somerset

Whether you are planning to buy a character cottage or a Georgian town house, if the home is in a designated conservation area, any planned alterations to the home may not be accepted by Mendip District Council.

These restrictions, called Article 4 Directions, may include restrictions on replacing roof tiles, general restrictions governing the use of non-traditional materials or restrictions on extensions normally within Permitted Development rights.

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

Parts of Street lie within a Mendip LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Street.

Conveyancing - Selling a property in Street

The conveyancing process on a sale of a house or flat is much easier than for a purchase. With a purchase, the principle of 'buyer beware' means that the onus lies with the purchaser to satisfy themselves that the title of the property they are buying is legally sound.

Conversely, with a sale, conveyancing solicitors in Street acting for the vendor need only respond to the buyer's questions.

Factors that could delay or endanger your home sale

Issues, such as Japanese Knotweed, can significantly derail the sale conveyancing process if not handled appropriately.

It is best not to procrastinate, hoping the issue will fix itself. Get advice, square up to the issue(s), and find a solution as soon as you can.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold

The legal work for a leasehold flat (leasehold houses are not common) is a great deal more specialised than for a freehold property.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Street, for example sourcing an up-to-date service charge statement, through to a copy of any required license to assign.

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

What if you are acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.

You could contact a law firm in Street to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Street

Securing a lower rate is usually the main reason why people decide to remortgage. There are other reasons, such as moving from a tracker to a fixed-rate, or releasing funds to help kids get on the property ladder.

A proactive conveyancing solicitor in Street will complete the conveyancing quickly, meaning you move to your lower rate sooner. 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.

To make sure that the lender's interests are safeguarded, the property lawyer handling your remortgage will act for both you and your new lender.

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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