Updated: October 12, 2018

Wallingford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wallingford

Conveyancing solicitor fees are the costs you pay to your Wallingford conveyancing solicitor for handling the legal work for your move.

How are Wallingford conveyancing fees calculated?

Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Wallingford who offer services on a cost per hour basis. Your quote will set out exactly what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like indemnity insurance or Land Registry fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Wallingford cost in total?

Although conveyancing fees in Wallingford will usually match prices elsewhere in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and additional region-specific searches, such as a mining search, may be needed.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Wallingford

The conveyancing for a homebuyer requires the conveyancing solicitor in Wallingford to consider a wide range of issues. Examples of such issues can range from lost title deeds to structural defects affecting the mortgageability of the home.

The property lawyer will feed the results of their enquiries back to the purchaser, solve outstanding issues and ensure that the change of ownership is registered at the Land Registry.

The following considers the aspects of the buying process for conveyancing solicitors in Wallingford where specialist conveyancing skills may be needed.

Your Wallingford conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a niche lender like the Market Harborough Building Society, to a large lender such as Santander. Before instructing a conveyancing solicitor in Wallingford, whoever you choose, it is very important that you make sure that they are on the approved panel of your mortgage lender.

Many banks and building societies are only happy to work with a select panel of firms. If a solicitor can't act for your mortgage lender, the lender will likely need a different law firm to complete the legal work.

The purchaser will be expected to pay this substitute lawyer's fees and significant delays to your move could occur.

Not checking the lender panel status of your conveyancing solicitor can frustrate the process.

Our solicitors can act on behalf of all mortgage lenders.

Searches (South Oxfordshire District Council)

Searches are enquiries made by Wallingford conveyancing solicitors to give details about the property being purchased.

Lenders almost always need searches to be applied for. Required searches will include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More pertinent searches, such as a radon gas search or an energy search, may also be referred to in the standard searches.

South Oxfordshire District Council has an estimated processing time of 7 weeks for property searches, so faster personal searches will be preferred.

Planning permissions

Official Entries will also be obtained from HMLR by your conveyancing solicitor, helping to evidence planning issues. These issues could include discrepancies between the property boundaries and the title plan or restrictions that limit alterations.

South Oxfordshire District Council Council Tax

South Oxfordshire District Council calculate your council tax based on a number of criteria including the location of the property and the value of the property. E.g. the occupier of a Tax Band C house in the South Oxfordshire District Council area would pay annual council tax of £1,610.

A conveyancing solicitor in Wallingford will inform the buyer of the home's council tax band once they are made aware.

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 £1,208.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the resident is living in long term residential care.

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

Can you challenge the council tax bracket?

From April 2016 to March 2017, 30 council tax challenges were made, and 20 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
4400 Nash Court
John Smith Drive

Stamp Duty on Wallingford properties

If a residential property is valued at over £125,000, the property purchaser usually must pay Stamp Duty Land Tax. Submitting the SDLT1 form to HMRC (formerly Inland Revenue) is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for Wallingford properties:

  Average sale price (2017) Stamp Duty
Average price £412,388 £10,619.40
Average price (detached) £611,785 £20,589.25
Average new build £441,261 £12,063.05
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. So if a second home was bought for £412,388 then the stamp duty total will be £32,991.04.

Stamp duty relief for first-time buyers in Wallingford

First-time buyer stamp duty relief is available on property purchases below £300k.

Wallingford conveyancing solicitors will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Wallingford

New build site

The risks of purchasing a leasehold property in the UK are well known. Doubling ground rents, short leases and sinking fund issues are among the many common complications lying in wait for an uninformed buyer.

Inaccurate leasehold advice, from a solicitor who has only ever experienced freehold purchases, could lead to serious consequences.

A expert conveyancing solicitor in Wallingford will consider possible leasehold issues, including :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent or landlord enquiries
  • ground rents and service charges
  • planned large scale expenditure is planned

Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Wallingford?

New build site

The average cost of Wallingford new build homes is £441,261. 23 new build homes were purchased in Wallingford last year.

Acquiring a new build home can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Wallingford must be mindful of Wallingford-specific issues and should consider a range of factors, including dealing with failures to arrange warranty provider inspections and negotiating new build contracts.

With our new build team, you will get an expert appraisal of the legal title of the property, and in particular factors like the home's future resaleability and likely freehold acquisition traps.

Conservation areas in Oxfordshire

When carrying out the conveyancing for a purchase in Wallingford, a conveyancing solicitor will check if the house is in one of Wallingford's conservation areas. If it is, the home will be affected by specific building controls. These building controls could include a range of factors from restrictions on the addition of flues and soil vent pipes, to restrictions affecting frontal additions to the property such as a porch.

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

Parts of Wallingford 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 Wallingford.

Conveyancing - Selling a property in Wallingford

The legal process for a property sale is simpler than for a property purchase. When buying, the responsibility lies entirely with the buyer to ensure that the house or flat is mortgageable and free from legal issues.

When selling, conveyancing solicitors in Wallingford acting for the vendor only need to answer the purchaser's enquiries.

Why do sales fall through?

Common issues, like being a listed building with non-compliant alterations, can significantly endanger a sale if left unresolved.

Generally speaking, you should face these issues head on and fix them.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat (houses are rarely leasehold) is quite a lot more complex than for a freehold property.

Wallingford conveyancing solicitors must usually carry out further legal work, including obtaining an up-to-date service charge statement, through to details of any breach of the terms of the lease.

You should seriously consider instructing a property lawyer as soon as possible, ideally before putting the property on the market, to help mitigate (somewhat inevitable) leasehold delays.

Can Quittance conveyancers act for the buyer and the vendor in a single transaction?

SRA rules prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both sides.

If you are buying or selling a house or flat in Wallingford, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could contact a property solicitor firm in Wallingford to carry out your legal work.

Local Wallingford conveyancing solicitor directory

  • Hedges Law Limited, 16 Market Place, Wallingford, Oxfordshire, OX10 0AE
  • Law and Property Lawyers Limited, 7 St. Martins Street, Wallingford, Oxfordshire, OX10 0AN

Conveyancing - Remortgaging a property in Wallingford

By far the most common reason homeowners remortgage is to secure a preferential rate. There are any number of other reasons to remortgage, including the current mortgage deal coming to an end, or consolidating debts.

You can enjoy the benefits of a better rate sooner by using a more efficient conveyancing solicitor in Wallingford. With rate rises hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

It is critical that the property lawyer carrying out the remortgage can represent your chosen bank or building society. Our conveyancers are on all major lenders' panels, so no matter whether you are moving to a 95% mortgage with the HSBC or to a discounted-rate mortgage with the Harpenden Building Society, our remortgage specialists can help.

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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