Updated: October 12, 2018

Wantage conveyancing solicitor fees

No Move, No Fee conveyancing in Wantage

Conveyancing solicitor fees are paid your Wantage conveyancing solicitor for the legal work associated with buying or selling a property.

Are Wantage conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Wantage who will work on a fees per hour basis. Your conveyancing quote will explain what you will be charged when your sale or purchase goes through.

What are disbursements?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like indemnity insurance or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Wantage solicitor conveyancing fees be?

Whilst conveyancing fees in Wantage will usually match prices elsewhere in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and specific extra searches, e.g. a flooding search, may be necessary.

With Quittance, there are no hidden fees or nasty surprises. For a standard conveyancing transaction, the fees we quote are the fees you pay. 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 average solicitors' fees

Conveyancing - Buying a property in Wantage

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

It is, however, still the duty of the conveyancing solicitor in Wantage to investigate the property, and report back to the buyer and the lender, offer pragmatic solutions and register the title in the new owner's name.

The following section offers useful guidance for homebuyers who need conveyancing solicitors in Wantage.

Your Wantage conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a large lender like Santander or a less common lender such as Bluestone Mortgages, before you select a conveyancing solicitor in Wantage you need to check that they are approved by your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders are only happy to work with a select panel of solicitors or licensed conveyancers.

In this case, the lender will probably require a different firm to act in their interests, and you will be expected to pay this substitute solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.

Not checking the lender panel membership of your lawyer could result in significant delays.

Quittance Conveyancing are approved to act for all lenders.

Vale of White Horse District Council searches

Searches are submitted by Wantage conveyancing solicitors to identify any pertinent information that might potentially undermine how much the property you intend to buy is worth.

Lenders typically also require searches (as set out in the CML Handbook) to be applied for. These include:

SearchDescription
Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
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.

More specific searches, such as an HS2 search or a commons registration search, may also be advised in the standard searches.

Vale of White Horse District Council has a typical turnaround time of 6 weeks for conveyancing searches. Your conveyancer will recommend using a faster search agent.

Planning permissions

The conveyancing solicitor acting for the buyer will source an Official Copy of the Title Register from HMLR, helping to evidence planning issues, such as outbuildings lying outside the boundary or restrictive covenants governing the use of the property.

Vale of White Horse District Council Council Tax

Council tax is calculated by Vale of White Horse District Council on property value and the number of people living in the property. For example, the occupier of a Valuation Band C residential property in the Vale of White Horse District Council area would pay annual council tax of £1,610.

A conveyancing solicitor in Wantage will inform a buyer of the home's 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 £1,207.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student.

Band Vale of White Horse District Council Tax (2018)
A £1,207
B £1,408
C £1,610
D £1,811
E £2,213
F £2,616
G £3,018
H £3,622

Is your new home in the wrong band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
4400 Nash Court
John Smith Drive
Oxford
OX4 2RU
Oxfordshire

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made. 20 were upheld and refunds awarded.

Stamp Duty on Wantage properties

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

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

This table sets out stamp duty for typical property in Wantage:

  Average sale price (2017) SDLT
Average price £363,046 £8,152.30
Average price (detached) £516,640 £15,832.00
Average new build £366,919 £8,345.95
Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Wantage bought a second home for the average price of £363,046 the SDLT would be £29,043.68.

Stamp duty relief for first-time buyers in Wantage

In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Wantage conveyancing solicitors should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Wantage

New build site

Data suggests that more than of 100,000 UK property owners are trapped by property leases with unreasonable terms. The numerous common problems awaiting an uninformed buyer include overpriced managing agent packs, doubling ground rents and freeholds sold without first refusal to leaseholders.

Serious financial ramifications can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a property with a lease, a good conveyancing solicitor in Wantage will consider possible leasehold issues, including :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charge records from the last three years
  • dealing with freeholders and managing agents
  • freeholder granted consents under the lease
  • block management regulations that sit outside the lease

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Wantage?

House under construction

The average price for Wantage new build property is £386,657. 6 new build properties have been bought in Wantage in 2018 so far.

Acquiring a new build property can be more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Wantage needs to be conscious of local Wantage issues and should consider a range of factors, e.g. dealing with failures to arrange warranty provider inspections and verifying rights of access.

Our award-winning new build conveyancing team are experts in meeting short developer deadlines and representing buyers to achieve the best outcome.

Oxfordshire Conservation areas

When acting for the buyer of a home in Wantage, a conveyancing solicitor will need to confirm if the house is in one of Wantage's conservation areas. If it is, the house will be affected by specific constraints. These constraints, called Article 4 Directions, could include possible restrictions on solar panel positioning, limitations on new outbuildings or restrictions preventing paving over the front garden.

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Wantage.

Conveyancing - Selling a property in Wantage

The legal side of a house sale is more straightforward than for a property purchase. The buyer's conveyancer must carry out a thorough legal appraisal on the property. In contrast, conveyancing solicitors in Wantage acting for the vendor simply replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger the sale of your property

Common hurdles, such as parking issues or disputes or previous or historic subsidence, can significantly threaten the sale conveyancing process if not handled appropriately.

Don't bury your head, hoping the issue will fix itself, instead get legal advice, face the issues head on, and find a solution at the earliest stage.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are rare) is much more complicated than for a more straightforward freehold house.

Conveyancing solicitors in Wantage will also carry out additional work, which could include obtaining the latest service charge and ground rent statement, through to details of any slush fund for property maintenance.

It is recommended that you contact a lawyer with leasehold experience as early as possible to avoid undue delays.

Can Quittance conveyancers act for the buyer and the seller of the same property?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a Wantage property, and a Quittance conveyancer is doing the legal work for the other side, you can contact a local Wantage conveyancing solicitor firm to carry out your legal work.

Local Wantage conveyancing solicitor directory

  • Coffin Mew LLP, Brooklands, 48 Newbury Street, Wantage, Oxfordshire, OX12 8DF
  • Angel Wilkins LLP, The White Barn, Manor Road, Wantage, Oxfordshire, OX12 8NE

Conveyancing - Remortgaging a property in Wantage

Securing a better rate of interest is usually why homeowners remortgage. There are other reasons, including extending the mortgage term, or moving from a standard variable rate (SVR) to a fixed-rate.

You can appreciate the benefits of a lower rate faster by using a more proactive conveyancing solicitor in Wantage, working to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

To certify that the lender's interests are protected, the property lawyer will act for both you and the mortgage provider.

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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