Updated: October 12, 2018

Verwood conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Verwood

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

How are Verwood conveyancing fees calculated?

Some conveyancing solicitors in Verwood carry out the legal work on a fees per hour basis. Our conveyancers work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Land Registry fees or office copies and title plans.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Verwood cost?

Conveyancing solicitor fees in Verwood should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, such as utilities searches, may be necessary and Local Authority Search fees can vary.

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

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

Conveyancing - Buying a property in Verwood

Caveat emptor, meaning 'let the buyer beware', was a key part of property law in England and Wales. This principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to investigate the house or flat they plan to buy.

A conveyancing solicitor in Verwood will offer professional advice after making their enquiries, offer pragmatic solutions and register the title in the new owner's name.

The content below gives useful advice for homebuyers searching for conveyancing solicitors in Verwood.

Your Verwood conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from NatWest, the Buckinghamshire Building Society or any other lender, before selecting a Verwood conveyancing solicitor you need to check that they can act for your chosen lender.

The majority of mortgage lenders are only happy to work with a restricted group of firms that meet strict criteria. If a conveyancer cannot act for your chosen lender, the lender will need a second solicitor firm to act in their interests.

The buyer will then have to cover this alternate solicitor's fees and significant delays to your move could occur.

Major delays can be caused by failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing can act for all banks and building societies.

East Dorset District Council searches

Searches are carried out by Verwood conveyancing solicitors to unearth any broader issues that might potentially affect how much the property you intend to buy will be worth.

Mortgage lenders also need searches to be purchased. These include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
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 liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More pertinent searches, such as a Crossrail search or a more detailed environmental report, may also be advised depending on the contents of the standard searches.

The estimated processing time for LA searches from East Dorset District Council is 11 weeks. A local search provider will be able to provide this information faster.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will also order official entries from HM Land Registry, assisting with the identification of any potential issues, such as limits on the development of the property or a difference between the agent's floorplan and the title plan.

East Dorset District Council Council Tax

East Dorset District Council calculate council tax on Verwood homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Band D home in Verwood, the council tax payable would be £1,963 per year.

A conveyancing solicitor in Verwood will inform a buyer of the home's council tax band once they are themselves notified.

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 £1,472.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the property is armed forces accommodation. Newer homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band East Dorset District Council Tax (2018)
A £1,308
B £1,526
C £1,745
D £1,963
E £2,399
F £2,835
G £3,271
H £3,925

Can I appeal against my band?

Owners can apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. To appeal contact:

Valuation Office Agency
5th Floor
Holland House
Oxford Rd

Stamp Duty on Verwood properties

After a home sale has completed, the buyer's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.

HM Revenue and Customs (HMRC) rejections are avoided using the latest case management system.

See table below for SDLT examples for homes in Verwood:

  Average selling price (2017) Stamp Duty
Average price £340,344 £7,017.20
Average price (detached) £394,847 £9,742.35
Average new build - -

Stamp duty relief for first-time buyers in Verwood

First-time buyer stamp duty relief is available on property purchases below £300k. If you own another property or share in a property you will be subject to an SDLT surcharge of 3%. So if a second property was bought for £340,344 then the SDLT total will be £27,227.52.

Verwood conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Verwood

New build site

Over 100,000 homeowners in England have property leases with unreasonable terms. There are numerous technical issues that could be lying in wait for the unsuspecting buyer, including unpaid service charges by the existing leaseholder and increasing ground rents.

Poor leasehold guidance, from a conveyancing solicitor lacking in specialist knowledge, can have costly, long-term consequences.

A expert conveyancing solicitor in Verwood will consider potential leasehold issues, such as reserve funds, service charges and reviewing the lease itself (some leases are over 100 years old).

Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Verwood?

New build site

- new build properties -, according to data sourced by the Land Registry. The average purchase price of a new build property in Verwood is -.

A new-build conveyancing solicitor in Verwood will need to be aware of regional issues and new build-specific issues, e.g. dealing with failures to arrange warranty provider inspections and confirming building regulation compliance.

Our highly qualified new build team are specialists in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Dorset Conservation areas

If you are purchasing a home in one of Verwood's conservation areas, the property will need to meet any conservation area building controls. Referred to as Article 4 directions, these conditions can include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Verwood's conservation areas.

Conveyancing - Selling a property in Verwood

The conveyancing process on a sale of a house or flat is normally less troublesome than when buying. For a house purchase, the obligation lies with the purchaser to validate that the property's title is mortgageable and free from legal issues.

On the other side of the transaction, conveyancing solicitors in Verwood acting for the current owner effectively just answer enquiries made on behalf of the buyer.

What could go wrong?

A property will often come with a series of potential complications (for example not having full title) that might prolong a purchase for weeks.

In the majority of cases, it is advisable for vendors to face such issues head on and fix them.

Useful reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is quite a lot more technical than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Verwood will need to conduct extra work, including sourcing all relevant freeholder information or details of any breach of the terms of the lease.

You should seriously consider instructing a lawyer as soon as an estate agent is chosen to mitigate (somewhat inevitable) leasehold delays.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a house sale.

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

Local Verwood conveyancing solicitor directory

  • Harold G Walker, 27 Vicarage Road, Verwood, Dorset, BH31 6DR

Conveyancing - Remortgaging a property in Verwood

Securing a lower interest rate is usually the main reason why homeowners decide to switch lenders. There are other reasons, for example releasing capital, or moving from a standard variable rate (SVR) to a fixed-rate.

You should be able to enjoy a better rate sooner with a more efficient conveyancing solicitor in Verwood. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

To make sure that the mortgage provider's interests are protected, the property lawyer handling your remortgage will need to act for both you and your 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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