Updated: October 12, 2018

Taunton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Taunton

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Taunton for handling the legal work for your move.

Are Taunton conveyancing fees and costs fixed?

Some conveyancing solicitors in Taunton will work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no unexpected, additional costs. Your quote sets out all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as telegraphic transfer fees or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will the total Taunton solicitor conveyancing fees be?

Taunton conveyancing fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as a Coal Authority search, may be needed.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Taunton

The legal work for a property buyer requires the conveyancing solicitor in Taunton to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. breached restrictive covenants) to proximity to mining works affecting the mortgageability of the property.

The buyer's solicitor will feed the results of their enquiries back to the buyer and their mortgage lender, iron out any legal issues and confirm that the Land Registry's record of the property is updated.

The following considers those areas of the legal process for conveyancing solicitors in Taunton that warrant specialist knowledge.

Your Taunton conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Virgin Money or a niche mortgage lender such as Paragon, before choosing a Taunton conveyancing solicitor you must confirm that they are on the approved panel of your chosen lender.

Most mortgage lenders are only happy to work with a select group (often referred to as a 'panel') of solicitors or licensed conveyancers that meet stringent criteria. If your conveyancer can't act for your chosen lender, the lender will require a second law firm to complete the legal work.

The borrower will be expected to pay this alternative solicitor's costs, and weeks could be added to the conveyancing process.

Failing to check the lender panel status of your solicitor could mean significant delays.

Quittance Conveyancing can act on behalf of all mortgage lenders.

Conveyancing Searches (Taunton Deane Borough Council)

Property searches are carried out by Taunton conveyancing solicitors to unearth any pertinent information that might potentially compromise how much the property you intend to buy will be worth. They include:

Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be notified if your mortgage lender needs any further searches, e.g. a highways search or a geological search.

Property purchasers can expect a lead time of roughly 12 weeks for Local Authority searches delivered by Taunton Deane Borough Council. Your lawyer will therefore recommend using faster personal searches.

Planning permissions

Office copies will also be obtained by the conveyancing solicitor acting for the homebuyer. This helps to find planning issues, such as restrictive covenants governing the use of the property or discrepancies with the filed plan.

Taunton Deane Borough Council Council Tax

Taunton Deane Borough Council calculate council tax on Taunton homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,462.

A conveyancing solicitor in Taunton will inform a buyer of the home's council 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 reduces the tax due to 75% which would equal £1,096.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property was left empty by a bankrupt person. Newer homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Taunton Deane Borough Council Tax (2018)
A £1,096
B £1,279
C £1,462
D £1,644
E £2,010
F £2,375
G £2,741
H £3,289

Can I challenge the council tax banding?

In 2016/17, 20 council tax challenges were made, and 10 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Quantock House
Paul St

Stamp Duty on Taunton properties

The current stamp duty threshold for residential properties is £125,000. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

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

This table sets out SDLT for typical property in Taunton:

  Average selling price (2017) Stamp Duty
Average price £275,042 £3,752.10
Average price (detached) £368,457 £8,422.85
Average new build £349,462 £7,473.10

Stamp duty relief for first-time buyers in Taunton

Since 11/17, first-time buyers only need to pay stamp duty on properties valued over £300k. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. E.g. if a second home was bought for £275,042 then the SDLT including the surcharge would be £22,003.36. .

Conveyancing solicitors in Taunton will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Taunton

New build site

Purchasing a leasehold property without knowing what you are getting into is not recommended. The many potential problems lying in wait for the unsuspecting purchaser could include unreasonable ground rents, onerous clauses in the lease and incomplete management company accounts.

Severe consequences can result from a less-experienced solicitor's inaccurate leasehold advice.

A expert conveyancing solicitor in Taunton will investigate aspects of the leasehold purchase, such as managing agent or landlord enquiries, sometimes ancient and arcane lease documents and share of freehold complexity.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Taunton?

House under construction

The average value of Taunton new build properties is £221,380, according to data gathered by HMLR. 14 new builds have been bought in Taunton in 2018 so far.

A new-build conveyancing solicitor in Taunton will need to be familiar with both local factors and the complications associated with new build, such as checking planning conditions have been fulfilled and liaising with the builder's onsite sales team.

Our highly qualified team of conveyancers are experts in new build purchases and working to developer exchange timeframes.

Conservation areas in Somerset

Purchasing property in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your house.

These constraints can include anything from general restrictions governing non-uniform additions or modifications, to restrictions on replacing roof tiles.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Taunton.

Conveyancing - Selling a property in Taunton

The legal process for a house sale is much easier than when buying. The purchaser undertakes a detailed legal assessment on the property. In contrast, conveyancing solicitors in Taunton acting for the vendor simply collects all documents and information relating to the property and replies to the solicitor's standard and additional enquiries .

Why do sales fall through?

A home can be burdened by many legal problems (e.g. chancel repair liability or a problematic solar panel lease) that can hinder the sale conveyancing process.

It is usually advisable for vendors to tackle any such problems head on.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is significantly more time-consuming than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Taunton will usually undertake additional legal work, such as getting an up-to-date service charge statement, through to details of any slush fund for property maintenance.

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the vendor contact a lawyer as soon as possible.

What if you are acting for the other side?

SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in Taunton to carry out your legal work, if we are carrying out the legal work for the other side.

Local Taunton conveyancing solicitor directory

  • Davitt Jones Bould Limited, 12-14 The Crescent, Taunton, Somerset, TA1 4EB
  • Maitland Walker LLP, 17 The Crescent, Taunton, Somerset, TA1 4EB
  • Tuckers Solicitors LLP, Office E-03, 12-14 The Crescent, Taunton, Somerset, TA1 4EB
  • Acorn Solicitors, Acorn House, 50 Upper High Street, Taunton, Somerset, TA1 3PY
  • Risdon Hosegood, 1 Mendip House, High Street, Taunton, Somerset, TA1 3SX

Conveyancing - Remortgaging a property in Taunton

Whilst homeowners consider remortgaging for a range of reasons, homeowners will generally remortgage a home to lower their monthly repayments.

A proactive conveyancing solicitor in Taunton will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a critical factor in securing the rate you want.

It is vitally important that the property lawyer carrying out the remortgage can act for the new mortgage lender. Our conveyancing team are on all major UK lenders' panels. So whether you are changing to a tracker with the Bank of Scotland or to a joint mortgage with the Yorkshire Bank, our remortgage specialists 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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