Updated: October 12, 2018

Wareham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wareham

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

Are Wareham conveyancing fees and costs fixed?

Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in Wareham who carry out the legal work on a fees per hour basis. Your conveyancing quote explains exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like office copies and title plans or local authority searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Wareham solicitor conveyancing fees be?

Wareham conveyancing fees will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. 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 Wareham

Purchase conveyancing will require a conveyancing solicitor in Wareham to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and problems affecting the mortgageability (e.g. a flying freehold).

The property lawyer will report their findings back to the purchaser and their lender, deal with any legal issues and confirm that the legal title passes to the new owner.

This part of the article considers those parts of the buying process for conveyancing solicitors in Wareham where greater expertise is helpful.

Your Wareham conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche mortgage lender like the Furness Building Society or a major lender such as Bank of Ireland, before you instruct a conveyancing solicitor in Wareham it is vital that you check that they are on the approved panel of your lender.

Your lawyer may be unable to act for your lender, because some lenders are only prepared to work with a selected list (known as a 'panel') of law firms that meet strict criteria.

In this case, the lender will require a different law firm to act in their interests, and you will then have to cover this alternative lawyer's costs. The additional work can mean the process takes much longer.

Failing to confirm the lender panel status of your lawyer can result in significant delays.

Our conveyancing solicitors are on the panel of all lenders.

Property Searches (Purbeck District Council)

Residential property searches are carried out by Wareham conveyancing solicitors to help identify any pertinent information that might potentially undermine the value of your home. They include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Homebuyers will be made aware if your lender requires any more searches, for example a Crossrail search or a more detailed environmental report.

Purbeck District Council has an estimated turnaround time of 13 weeks for LA searches, so faster personal searches will be preferred.

Finding planning permissions

The buyer's conveyancing solicitor will obtain an Official Copy of the Title Register from HMLR. This helps to find planning issues, for example rights or restrictions on how the property may be used or outbuildings lying outside the boundary.

Purbeck District Council Council Tax

The council tax paid by a homeowner is based on a number of criteria such as the property's whereabouts and the assessed value of the property in April 1991. For example, for an average Band B property in Wareham, the council tax would be £1,522 per year.

Wareham conveyancing solicitors will inform a purchaser of the home's council tax band as soon as 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 £1,141.

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 property is left empty by someone receiving medical treatment. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band Purbeck District Council Tax (2018)
A £1,304
B £1,522
C £1,739
D £1,957
E £2,392
F £2,826
G £3,261
H £3,913

Is it possible to reduce my council tax band?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
5th Floor
Holland House
Oxford Rd
Bournemouth
BH8 8EF
Dorset

Stamp Duty on Wareham properties

The buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

The threshold for SDLT for a residential property is £125k.

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

The following table illustrates stamp duty examples for properties in Wareham:

  Average sale price (2017) Stamp Duty Land Tax
Average price £356,748 £7,837.40
Average price (detached) £462,331 £13,116.55
Average new build £407,679 £10,383.95
Homeowners must pay a higher rate of SDLT when buying a second home. Therefore, if a homeowner in Wareham bought a second home for the average price of £356,748 the SDLT would be £28,539.84.

Stamp duty relief for first-time buyers in Wareham

Relief is available on home purchases below £300k for first-time buyers.

Wareham conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Wareham

New build site

It is not recommended to purchase a leasehold house or flat if you are unaware of the facts. The many potential complications lying in wait for an uninformed buyer include increasing ground rents, unfair clauses in the lease and overpriced managing agent packs.

Severe consequences can result from a less-experienced solicitor's erroneous leasehold advice.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Wareham will investigate aspects of the leasehold purchase, e.g. :

  • checking the lease itself
  • reviewing correspondence between the freeholder and leaseholder
  • service charges and whether they have been collected
  • reserve funds
  • insurance reinstatement covenants

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Wareham?

Building site

The average cost of Wareham new build properties is £203,000, based on data published by HM Land Registry. 1 brand new homes have been bought in Wareham in 2018 so far.

A new-build conveyancing solicitor in Wareham will need to be aware of local Wareham factors and the added complexities associated with new build, e.g. verifying rights of easements and dealing with delays associated with off-plan.

Our expert new build team provide an accurate and truly impartial assessment of the legal title of the house or flat, and in particular issues ranging from the home's subsequent mortgageability to 'doubling' ground rent and service charges (where applicable).

Dorset Conservation areas

If you are intending to purchase a property in one of Wareham's conservation areas, the property must not breach any conservation area constraints. These conditions could include restrictions on the removal of front boundary walls, railings or fences, limitations on new outbuildings or general restrictions governing the use of unsympathetic materials.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

The Purbeck local planning authority has assigned conservation area-status to parts of Wareham. Your conveyancing solicitor will address whether your planned purchase is located one of Wareham's conservation areas.

Conveyancing - Selling a property in Wareham

The conveyancing process on a property sale is simpler than when purchasing. The buyer's conveyancing solicitor has to carry out detailed research into the property and its legal title. In contrast, conveyancing solicitors in Wareham acting for the vendor effectively just responds to enquiries made by the buyer's solicitor.

What could jeopardise your home sale?

A house or flat will frequently have a series of possible complications (for example not being registered at the Land Registry or not having a building regulations completion certificate) that can jeopardise a transaction.

Don't put off finding a solution and hope any such problems will go away. The best course of action is to get legal advice, square up to the issue(s), and find a solution as early as possible.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat or house is significantly more difficult in comparison with a freehold house.

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

A seller should plan to instruct a conveyancer as soon as possible to help mitigate often unavoidable leasehold delays.

Can your conveyancing solicitors act for both parties?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a property sale and purchase.

You could instruct a property solicitor firm in Wareham to carry out your legal work, if a Quittance conveyancer is acting for the other side.

Local Wareham conveyancing solicitor directory

  • Battens Solicitors Limited, 12 West Street, Wareham, Dorset, BH20 4JX
  • Humphries Kirk LLP, Glebe House, North Street, Wareham, Dorset, BH20 4AN

Conveyancing - Remortgaging a property in Wareham

By far the most common reason people remortgage their home is to reduce the monthly repayments. There are a number of other reasons to think about remortgaging, for example moving to an offset mortgage, or releasing equity.

An efficient conveyancing solicitor in Wareham will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.

The property lawyer will need to act for both you and your new lender to ensure the lender's interests are safeguarded.

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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