Updated: October 12, 2018

Thame conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Thame

Conveyancing solicitor fees are what you pay to your Thame conveyancing solicitor for the legal work associated with moving home.

How are Thame conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Thame who offer services on an hourly rate. Your conveyancing quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to the legal fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like indemnity insurance or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total Thame solicitor conveyancing fees be?

While conveyancing fees in Thame will be the same as anywhere else in the country, the disbursements required can vary. For example, council search fees will vary and specific extra searches, such as a mining search, may be necessary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden fees or costs 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 Thame

"Caveat emptor", or "buyer beware", was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, the buyer still will need to investigate their intended purchase.

A conveyancing solicitor in Thame will offer professional advice once their enquiries are complete, deal with any legal problems and register the title in the new owner's name.

This article provides useful advice for homebuyers who want conveyancing solicitors in Thame.

Your Thame conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche lender like Topaz Finance or a large lender such as Bradford & Bingley, before you appoint a Thame conveyancing solicitor you must confirm that they can act in the interests of your chosen lender.

The majority of lenders will only work with a restricted group of legal practices that match certain criteria. If a solicitor is unable to act for your chosen lender, the lender will likely need a different firm to act in their interests.

The borrower will be expected to pay this second lawyer's fees and the conveyancing process could take much longer.

Failing to confirm your conveyancing solicitor's lender panel status could jeopardise the sale.

Quittance Conveyancing are approved members of all lender panels.

Searches (South Oxfordshire District Council)

Searches are questions submitted to public bodies by Thame conveyancing solicitors to identify information and potential issues affecting the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specialised searches, such as an HS2 search or a mining search, may also be advised in the initial search results.

South Oxfordshire District Council has a usual processing time of 7 weeks for Residential property searches. Your solicitor will instead apply for personal searches, which are usually faster.

Planning permissions

The conveyancing solicitor acting for the buyer will get office copies from HM Land Registry. This will help to highlight potential planning issues, such as neighbours' rights of access or outbuildings lying outside the boundary.

South Oxfordshire District Council Council Tax

As a homeowner in Thame, 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, for an average Valuation Band E house in Thame, the amount due would be £2,214 per year.

Thame conveyancing solicitors will inform a purchaser of the property's band as soon as they are 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 £1,660.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British. New build properties are assessed by the Valuation Office Agency and allocated a band.

Band South Oxfordshire District Council Tax (2018)
A £1,208
B £1,409
C £1,610
D £1,811
E £2,214
F £2,616
G £3,019
H £3,623

Could I be overpaying council tax?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 20 were upheld and refunds awarded. To challenge your banding contact:

Valuation Office Agency
4400 Nash Court
John Smith Drive

Stamp Duty on Thame properties

The purchaser's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

If a property is valued at over £125,000, the buyer usually must pay Stamp Duty Land Tax.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

See examples for typical Thame properties:

  Average selling price (2017) SDLT
Average price £471,527 £13,576.35
Average price (detached) £660,782 £23,039.10
Average new build £597,032 £19,851.60

Stamp duty relief for first-time buyers in Thame

Since 11/17, first-time buyers only need to pay stamp duty on properties valued over £300k. 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 home in Thame for the average price of £471,527 the stamp duty would be £37,722.16.

Conveyancing solicitors in Thame will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Thame

New build site

Purchasing a leasehold property without being aware of the facts is not recommended. The many potential complications awaiting an uninformed purchaser include:

  • spiralling ground rents
  • excessive freehold premiums
  • unpaid service charges by the existing leaseholder
  • sub-letting restrictions
Serious financial ramifications can result from a solicitor's inaccurate leasehold advice.

A specialist conveyancing solicitor in Thame will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • possible service charge shortfalls
  • managing agent or landlord enquiries
  • missing building regs and planning
  • service charge retentions

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Thame?

New build building site

The average purchase price of Thame new build properties is £461,500. 10 new build properties have been bought in Thame in 2018 so far.

A new-build conveyancing solicitor in Thame must be well-versed in local Thame issues and new build's added complexities, e.g. ensuring that new build mortgage conditions are met, ensuring that the contract is in the buyer's favour and registering ownership with warranty providers such as NHBC, Zurich Municipal and Ark Residential.

Our highly qualified new build conveyancing team specialise in working to tight developer deadlines and representing buyers to achieve the best outcome.

Conservation areas in Oxfordshire

When acting for the purchaser of a property in Thame, a conveyancing solicitor will confirm whether the house is in a conservation area in Thame. If it is, the house could be affected by specific restrictions. These restrictions, called Article 4 Directions, could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Parts of Thame are within a conservation area governed by the South Oxfordshire local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Thame.

Conveyancing - Selling a property in Thame

The conveyancing process on a house sale is generally simpler than for a property purchase. The buyer's conveyancer will carry out a comprehensive legal review on the home. In contrast, conveyancing solicitors in Thame acting for the vendor just answers the buyer's questions.

How to improve the odds of your sale going through

Common hurdles, such as restrictive covenants or not being insurable, can seriously frustrate a sale if they are ignored.

Don't bury your head in the sand and hope the buyer's solicitor won't notice. Instead, talk to a professional and deal with it ASAP.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is significantly more technical compared to a freehold house.

Conveyancing solicitors in Thame will also need to carry out additional work, such as requesting ground rent details, through to finding out if there are any payment arrears.

It is strongly advised that the seller instructs a conveyancer with leasehold experience as soon as the decision is made to sell to ensure any legal complexity is correctly handled.

Can Quittance conveyancers act for both parties?

A conveyancer who is regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a property sale.

If you are buying or selling a Thame home, and a Quittance solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Thame to carry out your legal work.

Local Thame conveyancing solicitor directory

  • Honniball & Company, 98 High Street, Thame, Oxfordshire, OX9 3EH
  • Lightfoots LLP, 1-3 High Street, Thame, Oxfordshire, OX9 2BX
  • Read Cooper Limited, Dorchester House, 15 Dorchester Place, Thame, Oxfordshire, OX9 2DL
  • Stocker & Co LLP, 10a Buttermarket, Thame, Oxfordshire, OX9 3EW
  • Withy King LLP, 7 Buttermarket, Thame, Oxfordshire, OX9 3EW

Conveyancing - Remortgaging a property in Thame

Reducing monthly repayments by finding a lower interest rate is usually why people remortgage. There are other reasons, such as funding a one-off purchase, or moving from a standard variable rate (SVR) to a fixed-rate.

A proactive conveyancing solicitor in Thame will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

To confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will represent both you and the 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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