Updated: October 12, 2018

Tadley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Tadley

Conveyancing solicitor fees are what you pay to your Tadley conveyancing solicitor for the legal work associated with buying or selling a property.

How are Tadley conveyancing fees calculated?

Our conveyancers work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Tadley who work on an hourly-rate basis. Your quote will set out what you will pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

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 local authority searches or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Tadley cost?

Tadley conveyancing fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. a historic mining search, may be needed.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Tadley

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it remains the duty of a buyer's legal representative to investigate their intended purchase.

The conveyancing solicitor in Tadley will offer suggestions and advice once their enquiries are complete, help with resolving any problems and register the title in the new owner's name.

The content below offers invaluable advice for people looking for conveyancing solicitors in Tadley for a purchase.

Your Tadley conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Virgin Money or a financial institution such as Secure Trust, before selecting a conveyancing solicitor in Tadley you need to check that they are approved by your lender.

Most lenders will only accept a select list (referred to as a 'panel') of legal practices that meet stringent criteria. If your solicitor can't act for your lender, the lender will need a second solicitor firm to complete the legal work.

You will usually need to pay this alternate lawyer's fees and the conveyancing process could take much longer.

Failing to check the lender panel status of your conveyancing solicitor can result in significant delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Conveyancing Searches (Basingstoke & Deane Borough Council)

Residential property searches are enquiries made of various authorities by Tadley conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

Banks and building societies will also require certain searches to be applied for. These include:

Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a radon gas search or an agricultural search, may also be referred to in the standard searches.

Basingstoke & Deane Borough Council has an average lead time of 5 weeks for Local Authority searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Checking planning status

The buyer's conveyancing solicitor will source an 'Official Copy of the Title Register' from HM Land Registry. This will help to highlight any planning issues. These issues could include rights or restrictions on how the property may be used or outbuildings lying outside the boundary.

Basingstoke & Deane Borough Council Council Tax

Council tax is calculated by Basingstoke & Deane Borough Council on property value and the number of people living in the property. For instance a property in the Basingstoke & Deane Borough Council area in Band D would pay £1,581 per annum.

A conveyancing solicitor in Tadley will inform a buyer of the home's tax band once this is confirmed by the searches.

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 £1,186.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or for spouses of students who are not British.

Band Basingstoke & Deane Borough Council Tax (2018)
A £1,054
B £1,230
C £1,406
D £1,581
E £1,933
F £2,284
G £2,636
H £3,163

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

Valuation Office Agency
Kings Wharf
20-30 Kings Rd

Stamp Duty on Tadley properties

If you are buying a residential property that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

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

See SDLT examples for properties in Tadley:

  Average sale price (2017) Stamp Duty Land Tax
Average price £351,174 £7,558.70
Average price (detached) £507,486 £15,374.30
Average new build £404,634 £10,231.70
Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the home is not let out. E.g. if a second property was bought for £351,174 then the SDLT including the surcharge would be £28,093.92. .

Stamp duty relief for first-time buyers in Tadley

First-time buyer stamp duty relief is available on property purchases below £300,000.

Tadley conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Tadley

New build site

It can be costly to buy a leasehold home without understanding the implications. There are numerous technical issues that could be awaiting an uninformed buyer, such as increasing ground rents and incomplete management company accounts.

Poor leasehold guidance, from an inexperienced lawyer, could lead to serious consequences.

If you are planning to purchase a leasehold home, a expert conveyancing solicitor in Tadley will consider potential leasehold issues, for example :

  • reviewing the lease itself
  • dealing with landlords
  • service charges, ground rents and buildings insurance arrangements
  • enfranchisement
  • missing building regs and planning

Quittance Conveyancing's team of 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 Tadley?

Building site

Based on Land Registry data, the average price for new builds in Tadley is £404,634. 25 brand new homes were purchased in Tadley last year.

Acquiring a new build is more involved than any other type of conveyancing. Therefore a Tadley conveyancing solicitor must be conscious of both region-specific factors and also should consider a range of factors, including handling deposits and working to builders' exchange timelines.

Our team of new build conveyancers deliver an independent assessment of the legal title of the property, with a close eye on issues like unfair leasehold conditions and an assessment of other risks, such as regional infrastructure development.

Hampshire Conservation areas

Your conveyancing solicitor will need to confirm if the home you are intending to buy is in a conservation area in Tadley. If it is, the property could be affected by specific building controls. These restrictions may include restrictions on VELUX windows, restrictions on extensions normally within Permitted Development rights or restrictions on the use of cladding.

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

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

Conveyancing - Selling a property in Tadley

Conveyancing for a property sale usually requires less work than when purchasing. With a property purchase, the onus is on the buyer to establish that the home they are buying is legally sound.

Conversely, when selling, conveyancing solicitors in Tadley acting for the current owner need only respond to the buyer's solicitor's formal enquiries.

What could jeopardise a property sale?

Hurdles, like previous or historic subsidence or parking issues or disputes, could protract a transaction if not handled appropriately.

It is best not to procrastinate, waiting to see if the problem is discovered, instead get professional advice, square up to the issue(s), and find a solution proactively.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold flat or house is a great deal more specialised than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Tadley will usually undertake extra work, and this could include obtaining all relevant freeholder information, through to any details of any ongoing enfranchisement process.

Given the complexities of leasehold property, it is strongly advised that you instruct a lawyer with leasehold experience as soon as is practicable.

What if Quittance is acting for the other side?

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

You may wish to contact a law firm in Tadley to undertake your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Tadley conveyancing solicitor directory

  • Rowberry Morris Thames Valley LLP, Sherfield House, Mulfords Hill, Tadley, Hampshire, RG26 3XJ

Conveyancing - Remortgaging a property in Tadley

Although there are many reasons to remortgage, people will generally remortgage their home to secure a preferential rate.

You should be able to enjoy a lower rate sooner with a more efficient conveyancing solicitor in Tadley. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.

A property lawyer will represent both you and your new bank or building society to make sure the interests of the lender are covered and the lender's new interest is correctly registered.

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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