Updated: October 12, 2018

Torquay conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Torquay

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Torquay for carrying out the legal work for a property transaction.

Do Torquay conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Torquay will work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. We work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your conveyancing quote explains what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as property searches or office copies and title plans.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Torquay cost?

Torquay conveyancing solicitor fees will not vary. However, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are no hidden costs or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Torquay

The legal work for a property buyer will require the Torquay conveyancing solicitor to consider a wide range of issues. Examples of such factors are lost title deeds and a short lease affecting the future saleability of the property.

The solicitor will report their findings back to the purchaser, help with resolving any problems and register the title in the new owner's name.

The following section considers the kinds of residential property which could be of concern to people who want conveyancing solicitors in Torquay for a purchase.

Your Torquay conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like Platform or a major lender such as the Co-operative Bank, before you choose a conveyancing solicitor in Torquay it is very important that you make sure that they can act on behalf of your chosen lender.

Some banks and building societies only accept a select list (referred to as a 'panel') of firms. If your conveyancer cannot act for your chosen lender, the lender will probably need an alternative solicitor firm to complete the legal work.

The borrower will be expected to pay this alternate lawyer's fees, and weeks could be added to the conveyancing process.

Delays can result from failing to check your lawyer's lender panel status.

Our solicitors can perform the conveyancing for all banks and other lenders.

Torbay Council searches

Searches are submitted by Torquay conveyancing solicitors to help identify problems that might affect how much the property you are purchasing will be worth.

Banks and building societies almost always need searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchplanning and development details from Torbay Council records
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Your conveyancer will tell you if your mortgage lender requires any more searches, for example a tin mining search or a more detailed plan search.

The typical processing time for property searches ordered from Torbay Council is 19 weeks, so personal (as opposed to official) searches will be faster.

Planning issues

The conveyancing solicitor acting for the buyer will get office copies from HM Land Registry. This will help to identify any issues, such as errors on the title plan or restrictive covenants governing the use of the property.

Torbay Council Council Tax

The amount of council tax a homeowner in Torquay will pay to Torbay Council will depend on the property's value and the number of residents. E.g. a property in the Torbay Council area in Valuation Band E would pay £2,124 per annum.

A conveyancing solicitor in Torquay will inform a purchaser of the home's 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 reduces the tax due to 75% which would equal £1,593.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is a 'granny annexe'. The Valuation Office Agency assess council tax bandings for new build properties, and where the owner has requested a revaluation.

Band Torbay Council Tax (2018)
A £1,159
B £1,352
C £1,545
D £1,738
E £2,124
F £2,510
G £2,897
H £3,476

Are you paying too much?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 30 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Broadwalk House
Southernhay West
Exeter
EX1 1TS
Devon

Stamp Duty on Torquay properties

Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay SDLT.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical local properties:

  Average selling price (February 2018) Stamp Duty
Average price £244,364 £2,387.28
Average price (detached) £478,970 £13,948.50
Average new build £155,000 £600.00

Stamp duty relief for first-time buyers in Torquay

Since Nov 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000. Higher rates of SDLT apply to buyers of second residential property in the form of an SDLT surcharge of 3%. E.g. if a second home was bought for £244,364 then the SDLT including the surcharge would be £12,218.20. .

Torquay conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Torquay

New build site

Over 100,000 property owners in England are trapped in leases with problematic lease terms. There are any number of potential traps that may be awaiting an uninformed purchaser, such as incomplete management company accounts and spiralling ground rents.

Bad or incomplete leasehold advice, from a conveyancing solicitor with only freehold experience, could have serious financial implications.

If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Torquay will consider potential leasehold issues, including :

  • reviewing the lease
  • service charges for relevant date periods
  • dealing with freeholders
  • block management regulations that sit outside the lease

Our specialist leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Torquay?

New build building site

According to Her Majesty's Land Registry data, the average purchase price of a new build home in Torquay is £212,475. 5 brand new properties have been bought in Torquay in 2018 so far.

A new-build conveyancing solicitor in Torquay must be mindful of both local considerations and new build's added complexities, including handling deposits and ensuring new estate roads are adopted.

Our expert new build team provide an expert appraisal of the legal status of the property, paying close attention to factors like the home's subsequent marketability and excessive ground rent and service charges (where applicable).

Conservation areas in Devon

When acting for the buyer of a home in Torquay, a conveyancing solicitor will need to confirm if the home is in a conservation area in Torquay. If it is, the house is affected by building controls. These building controls can include a range of factors from restrictions on the addition of boundary walls, to restrictions on the addition of flues and soil vent pipes.

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

Your conveyancing solicitor will address whether your planned purchase is located one of Torquay's conservation areas.

Conveyancing - Selling a property in Torquay

Conveyancing for a property sale is simpler than for a purchase. When property changes hands, the obligation is on the buyer to discover whether the property's title can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in Torquay acting for the current owner need only answer the buyer's solicitor's formal enquiries.

What can vendors do to reduce the risk of an abortive sale?

Common obstacles, like being a listed building with non-compliant alterations, can actually delay your move.

Don't bury your head as it is the buyer's solicitor's job to spot problems - speak to an expert instead, face the issues head on, and find a solution as early as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is quite a lot more complicated in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Torquay will usually undertake additional tasks, including sourcing all relevant freeholder information, through to details of any unresolved disputes.

To speed up the leasehold conveyancing process, it is strongly advised that the seller instructs leasehold-specialist property lawyer as early as possible.

Can Quittance conveyancers act for both sides?

Conveyancers regulated by the CLC can act for both sides. However, SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a Torquay property, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you can contact a property solicitor firm in Torquay to handle your legal work.

Local Torquay conveyancing solicitor directory

  • Wbw Solicitors LLP, 132-134 Union Street, Torquay, TQ2 5QB
  • Almy & Thomas Limited, 71 Abbey Road, Torquay, Devon, TQ2 5NL
  • Bay Advocates Limited, 238 Union Street, Torquay, Devon, TQ2 5QS
  • Wollen Michelmore LLP, Carlton House, 30 The Terrace, Torquay, Devon, TQ1 1BS
  • Boyce Hatton LLP, 58 The Terrace, Torquay, Devon, TQ1 1DE

Conveyancing - Remortgaging a property in Torquay

Although people consider remortgaging for a range of reasons, people usually remortgage to lower their monthly repayments.

You can appreciate the benefits of a better rate sooner by using a more proactive conveyancing solicitor in Torquay, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to securing the rate you want.

It is vitally important that the property lawyer handling your remortgage can act on behalf of your preferred lender. Our conveyancers are panel members of all major banks and building societies. So no matter whether you are moving to an interest-only mortgage with Santander or to a joint mortgage with the Hinckley and Rugby Building Society, our remortgage team 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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