Updated: October 12, 2018

Tavistock conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Tavistock

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Tavistock for the legal work for a home sale or purchase.

How are Tavistock conveyancing fees calculated?

Some conveyancing solicitors in Tavistock carry out the legal work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancers work on a No Sale, No Fee basis, with no hidden extras. Your quote explains exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like TT fees or bankruptcy checks.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Tavistock cost in total?

While conveyancing fees in Tavistock will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

For a standard conveyancing transaction, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Tavistock

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

That said, it remains the responsibility of a Tavistock conveyancing solicitor to carry out due diligence on the property, feed the results of their enquiries back to the buyer, assist in resolving any issues and register the title in the new owner's name.

This section examines those areas of the buying process for conveyancing solicitors in Tavistock that require specialist knowledge.

Your Tavistock conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Tavistock, it is vital that you check that they can act in the interests of your mortgage lender, whether you are obtaining a mortgage from Atom Bank, the Bank of Scotland or any other lender.

A lot of mortgage lenders only accept a select panel of legal firms. If your solicitor can't act for your mortgage lender, the lender will need an alternative legal firm to carry out the legal work.

The buyer will usually need to pay this substitute lawyer's fees, and weeks could be added to the conveyancing process.

Your home move could be threatened by failing to confirm your lawyer's lender panel status.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

West Devon Borough Council searches and other searches

Searches are submitted by Tavistock conveyancing solicitors to help identify any pertinent information that might possibly affect how much your property will be worth. They 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.
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitythere is a risk that some Tavistock properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Your conveyancer will tell you if your mortgage lender requires any further searches, for example a Crossrail search or a geological search.

The approximate lead time for searches obtained from West Devon Borough Council is 10 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning searches

The buyer's conveyancing solicitor will apply for the Title Register from HM Land Registry. This will help to expose any potential issues. Examples of these include errors on the title plan or a restrictive covenant against certain alterations.

West Devon Borough Council Council Tax

As a homeowner in Tavistock, 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. E.g. for an average Band B home in Tavistock, the council tax payable would be £1,475 per year.

A conveyancing solicitor in Tavistock will inform the 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 £1,106.

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

Band West Devon Borough Council Tax (2018)
A £1,264
B £1,475
C £1,686
D £1,896
E £2,318
F £2,739
G £3,160
H £3,792

Can I dispute my band?

A homeowner can ask for their property to be reassessed, but the band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
190 Armada Way

Stamp Duty on Tavistock properties

If a house is valued at over £125k, the property purchaser usually must pay SDLT. Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

Quittance's case management software are fully integrated with HM Revenue and Customs (HMRC)'s online SDLT filing systems.

See table below for SDLT examples for properties in Tavistock:

  Average sale price (2017) Stamp Duty
Average price £263,546 £3,177.30
Average price (detached) £380,078 £9,003.90
Average new build £134,250 £185.00

Stamp duty relief for first-time buyers in Tavistock

In 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. For example, if a homeowner bought a second property in Tavistock for the average price of £263,546 the SDLT would be £21,083.68.

Conveyancing solicitors in Tavistock will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Tavistock

New build site

The drawbacks associated with buying a leasehold property are a source of anxiety for purchasers of leasehold houses or flats. The many potential traps lying in wait for an uninformed purchaser can include exponential ground rents and incomplete management company accounts.

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

If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Tavistock will address aspects of leasehold, for example dealing with freeholders, understanding regional and era-specific nuances of leases and leases approaching 80 years remaining.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Tavistock?

Building site

The average value of Tavistock new builds is £134,250, according to data compiled by HM Land Registry. 1 brand new homes were purchased in Tavistock last year.

Acquiring a new build property is frequently more involved than other types of conveyancing. Therefore a conveyancing solicitor in Tavistock needs to be mindful of local Tavistock issues and should check numerous things, such as advising on mortgage offer flexibility for delayed completion and administering Help to Buy purchases.

Our expert new build team provide an independent view of the property's legal status, scrutinising contract issues like the home's subsequent resaleability and an assessment of other risks, such as flood risk.

Conservation areas in Devon

When acting for the purchaser of a property in Tavistock, a conveyancing solicitor will need to check whether the home is in a conservation area in Tavistock. If it is, the house could be affected by certain building controls. Referred to as Article 4 directions, these building controls could include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even if the previous owner carried out the alterations.

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

Conveyancing - Selling a property in Tavistock

The legal work involved in a sale of a house or flat is simpler than for a property purchase. The buyer's conveyancing solicitor has to carry out detailed due diligence into the property's title and other legal aspects, whilst conveyancing solicitors in Tavistock acting for the seller simply gathers information relating to the property and answers the buyer's questions .

What factors could threaten your sale?

Issues, such as restrictions on how you can use the property or being situated on an unadopted road, can potentially delay your home move if not handled appropriately.

You shouldn't ignore this, waiting to see if the problem is discovered. Instead, you should talk to a professional, face the issues head on, and find a solution proactively.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The legal work for a leasehold flat is significantly more specialised than for a freehold house.

Tavistock conveyancing solicitors will also perform extra work, including requesting all relevant freeholder information, through to details of any deed of variation.

To reduce leasehold-related delays, it is strongly advised that you instruct a property lawyer as early in the process as possible, preferably before putting the property on the market,.

Can your conveyancing solicitors act for the buyer and the vendor of the same house?

SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a property in Tavistock, and we are acting for the other side, you could instruct a property solicitor firm in Tavistock to undertake your conveyancing.

Local Tavistock conveyancing solicitor directory

  • Ann Pointer Solicitors, 26 King Street, Tavistock, Devon, PL19 0DT
  • Chilcotts Law Ltd, 10-12 Plymouth Road, Tavistock, Devon, PL19 8AY
  • Goodman King Solicitors Ltd, 1 Canal Road, Tavistock, Devon, PL19 8AR

Conveyancing - Remortgaging a property in Tavistock

People remortgage a home for a variety of reasons, such as the existing lender having refused a payment holiday, or releasing funds to help kids get on the property ladder. The most common reason, however, is to secure a lower interest rate.

An efficient conveyancing solicitor in Tavistock will complete the conveyancing quickly, helping you get onto the lower rate earlier. With rate rises hard to predict, fast conveyancing can be a critical factor in getting on to the rate you want.

The property lawyer conducting the legal work should also be able to act for your preferred lender. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are changing to a lifetime tracker mortgage with the Nationwide Building Society or to a fixed-rate mortgage with the Leeds Building Society, we 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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