Award-winning No Move, No Fee conveyancing for Trowbridge home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer guaranteed fixed conveyancing fees, and our commitment to proactive communication between all parties means you will never be uncertain about the legal side of your move.
Whether you are buying, selling or remortgaging a property and need conveyancing solicitors in Trowbridge, our award-winning no sale, no fee property lawyers can help.
If, for whatever reason, your property sale or purchase does not ultimately go ahead our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Trowbridge's most communicative conveyancing service
According to a poll conducted by the Law Society, nearly half of the people who took part in the study suggested that poor communication delayed their home move.
The Law Society's CQS Client Charter prioritises conveyancing solicitors communicating better.
Even though conveyancing regulators are addressing the problem, inefficient communication is perhaps the most frequent cause of complaints made against solicitors.
Quittance Conveyancing's team of Trowbridge conveyancing solicitors deliver an exceptional conveyancing service. We provide homemovers with a proactive and informative legal service using phone, email and online, 7 days a week:
- Cheapest Trowbridge conveyancing solicitors fees
- Unique case management technology
- Frequent status notifications via SMS, phone and email
- Direct contact details of your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Trowbridge conveyancing solicitor fees
No Move, No Fee conveyancing in Trowbridge
Conveyancing solicitor fees are what you pay your Trowbridge conveyancing solicitor for carrying out the legal work for a property transaction.
How are Trowbridge conveyancing fees calculated?
Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Trowbridge who work on a price per hour basis. Your conveyancing quote will explain what fees you will need to pay when your sale or purchase goes through.
Are there any other costs?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty Land Tax or office copies and title plans.
How much will the total Trowbridge solicitor conveyancing fees be?
Though conveyancing fees in Trowbridge will be the same as anywhere else in the UK, the disbursements required can vary. As examples, additional region-specific searches, e.g. a flood plain search, may be needed and Local Authority (LA) Search fees will vary.
For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Trowbridge
The legal work for a homebuyer will require the Trowbridge conveyancing solicitor to consider a wide range of issues. Examples of such issues are defective property title (e.g. grant of reservation of rights) and factors affecting the mortgageability (e.g. a short lease).
The buyer's property lawyer will report their findings back to the buyer and their lender, deal with any legal problems and confirm that the legal title passes to the new owner.
The content below examines the aspects of the legal process for conveyancing solicitors in Trowbridge where a deeper understanding of the legal technicalities is important.
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- Conveyancing solicitors in Frome
- Conveyancing solicitors in Melksham
- Conveyancing solicitors in Swindon
- Conveyancing solicitors in Wiltshire
Your Trowbridge conveyancing solicitor must be lender-approved
Regardless of whether you are getting a mortgage from Barclays Bank, Pepper Homeloans or any other lender, before selecting a conveyancing solicitor in Trowbridge it is critical that you make sure that they are on the panel of your lender.
Your conveyancer may be unable to act for your lender, because some banks and building societies will only work with a select panel of legal practices.
If this is the case, the lender will require an alternative legal firm to carry out the legal work, and you will be expected to pay this substitute solicitor's costs. Resulting delays can jeopardise the whole purchase.
Our solicitors can carry out the legal work for all major and minor mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Wiltshire Council)
Searches are carried out by Trowbridge conveyancing solicitors to help spot planning, development and environmental issues that might have an impact on how much your home will be worth.
Banks and building societies will also require a list of searches to be obtained. These include:
|Local Authority (LA) search||reveals planning applications, decisions and enforcement notices for planning breaches.|
|Drainage & Water search||includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.|
|Environmental search||reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.|
|Chancel repair liability||some Trowbridge property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
Additional searches, such as a highways authority search or a geological search, may also be referred to in the standard search results.
Purchasers could experience a delay of roughly 16 weeks for Residential property searches supplied by Wiltshire Council, so personal (as opposed to official) searches will be faster.
The conveyancing solicitor acting for the buyer also retrieves official entries from HM Land Registry. This will help to identify potential planning issues, such as restrictions that limit alterations or outbuildings lying outside the boundary.
Wiltshire Council Council Tax
Wiltshire Council calculate council tax on Trowbridge 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 Band B, for example, would owe annual council tax of £1,383.
Trowbridge conveyancing solicitors will inform a buyer of the home's tax 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 reduces the tax due to 75% which would equal £1,037.
Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the property is owned by a charity and is unoccupied.
|Band||Wiltshire Council Tax (2018)|
Are you paying too much?To challenge your banding contact:
Valuation Office Agency
From April 2016 to March 2017, 130 council tax challenges were made. 30 resulted in a reduction.
Stamp Duty on Trowbridge properties
After a house sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the SDLT is paid to HMRC.If a house is valued at over £125,000, the property buyer usually must pay stamp duty.
Quittance's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
See table below for Stamp Duty Land Tax examples for properties in Trowbridge:
|Average selling price (2017)||SDLT|
|Average price (detached)||£351,845||£7,592.25|
|Average new build||£278,591||£3,929.55|
Stamp duty relief for first-time buyers in Trowbridge
As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the property is not let out. So if a second property was bought for £247,308 then the stamp duty total will be £12,365.40.
Conveyancing solicitors in Trowbridge should confirm the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Trowbridge
The potential risks associated with leasehold property ownership should be a worry for leasehold property purchasers. Unreasonable ground rents, excessive freehold premiums and costly and undisclosed major works are among the many potential difficulties lying in wait for an uninformed purchaser.
A competent conveyancing solicitor in Trowbridge will consider potential leasehold issues, e.g. managing agent or landlord enquiries, reviewing the lease itself (many leases are decades old) and reserve funds.
Ensure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.
Buying a 'New Build' property in Trowbridge?
The average price for Trowbridge new build properties is £278,591. 65 new builds were purchased in Trowbridge last year.
Purchasing a new build property is more involved than any other type of conveyancing. Therefore a Trowbridge conveyancing solicitor should be mindful of local factors and needs to consider a range of factors, such as handling structural guarantees and negotiating new build contracts.
With our new build team, you will get an accurate and truly independent assessment of the legal title of the house or flat, scrutinising contract factors like the home's subsequent mortgageability and an assessment of other risks, such as regional infrastructure development.
Conservation areas in Wiltshire
When acting for the buyer of a home in Trowbridge, a conveyancing solicitor will need to confirm if the property is in one of Trowbridge's conservation areas. If it is, the house could be affected by certain restrictions. These restrictions, called Article 4 Directions, could include restrictions on the removal of front boundary walls, railings or fences, restrictions on the use of external insulation or limitations on new outbuildings.
If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, even if the previous owner was responsible for the changes.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Trowbridge.
Conveyancing - Selling a property in Trowbridge
The conveyancing process on a house sale is less complicated than when purchasing. The buyer's conveyancing solicitor undertakes extensive research into the property and its legal title, whilst conveyancing solicitors in Trowbridge acting for the vendor mostly just replies to the solicitor's standard and additional enquiries.
Factors that could delay or endanger the sale of your property
Homes can be burdened by many potential roadblocks (e.g. excessive service charges) that have the capacity to protract or even derail the conveyancing process.
Property experts will usually suggest to vendors that they address any such problems immediately.
- Boundary disputes - what to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
Read more conveyancing advice for sellers.
The legal work for a leasehold property is a great deal more complex compared to a freehold house.
Conveyancing solicitors in Trowbridge will also need to carry out additional work, including obtaining all relevant freeholder information, through to details of the length of leases of other flats in the block.
To accelerate the handling of the leasehold work, it is recommended that you instruct a lawyer with leasehold experience as soon as possible.
What if your conveyancing solicitors are acting for the other side?
Conveyancers regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase.
You may wish to contact a law firm in Trowbridge to undertake your legal work, if we are doing the legal work for the other side.0
Conveyancing - Remortgaging a property in Trowbridge
Homeowners remortgage their home for a variety of reasons, for example the current mortgage deal coming to an end, or funding a one-off purchase. By far the most common reason, however, is to benefit from a lower interest rate.
Homeowners would typically benefit from a lower rate faster with a more proactive conveyancing solicitor in Trowbridge. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting on to the rate you want.
It is key that the property lawyer carrying out the remortgage can represent the new mortgage lender. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are moving to a fixed-rate mortgage with Britannia or to a fixed-rate mortgage with the Bank of Ireland, our remortgage team can assist.
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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