Updated: October 12, 2018

Warminster conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Warminster

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

How are Warminster conveyancing fees calculated?

We work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Warminster who offer services on a fees per hour basis. Your conveyancing quote will explain what you will pay when your house or flat sale completes.

Are there any other costs?

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

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as telegraphic transfer fees or local authority searches.

See: A guide to all conveyancing fees

How much will the total Warminster solicitor conveyancing fees be?

Warminster conveyancing fees will not vary. There may, however, be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as utilities searches, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden costs. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Warminster

The legal work for a property buyer requires a Warminster conveyancing solicitor to consider a wide range of issues. Examples of such factors are defective property title (e.g. grant of reservation of rights) and mixed-use issues affecting the mortgageability of the property.

The solicitor will report their findings back to the purchaser and their mortgage lender, solve outstanding issues and confirm that the Land Registry's record of the property is updated.

The following considers those types of property that may carry risks for homebuyers searching for conveyancing solicitors in Warminster.

Your Warminster conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a niche mortgage lender like Pepper Homeloans, to a major lender such as Lloyds Bank. Before instructing a Warminster conveyancing solicitor, whoever you choose, it is essential that you check that they can represent your mortgage lender.

Most banks and building societies only accept a select panel of firms. If a solicitor can't act for your mortgage lender, the lender will need a second firm to complete the legal work.

The home buyer will be expected to pay this alternative lawyer's costs, and weeks could be added to the conveyancing process.

Delays can be caused by failing to confirm your conveyancer's lender panel status.

Our conveyancing solicitors are approved to act for all lenders.

Wiltshire Council searches and other searches

Searches are submitted by Warminster conveyancing solicitors to help to identify any broader issues that might reduce how much your house or flat is worth.

Mortgagees will also require property searches to be submitted. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitythere is a risk that some Warminster properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Buyers will be informed if your chosen lender wants any further searches, for example a highways authority search or a ground stability report.

The average processing time for Local Authority searches obtained from Wiltshire Council is 16 weeks, so it will be worthwhile to use a quicker private search company.

Planning permissions

Office copies will also be ordered from HM Land Registry by the homebuyer's conveyancing solicitor. This will help to expose any potential issues. These issues could include outbuildings missing from the title plan or limits on the development of the property.

Wiltshire Council Council Tax

The council tax paid by a homeowner is based on various criteria such as the size and layout of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). The occupier of a property in Band B, for example, would owe annual council tax of £1,383.

Warminster conveyancing solicitors will inform the purchaser of the home's tax band once they are made aware.

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 £1,037.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property was left empty by a bankrupt person. New build property is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

Can I dispute my band?

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

Valuation Office Agency
4th Floor
Temple Gate

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made. 30 were approved and the tax was reduced.

Stamp Duty on Warminster properties

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable. Stamp duty is paid to HM Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

Quittance's specialist post-completion team will ensure that the required SDLT1 form is completed and submitted to HMRC without delay.

See Stamp Duty Land Tax examples for homes in Warminster:

  Average sale price (2017) Stamp Duty Land Tax
Average price £297,691 £4,884.55
Average price (detached) £438,031 £11,901.55
Average new build £362,125 £8,106.25
Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not rented out. So if a second property was bought for £297,691 then the stamp duty total will be £23,815.28.

Stamp duty relief for first-time buyers in Warminster

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000.

Conveyancing solicitors in Warminster should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Warminster

New build site

Over 100,000 property owners in England face property leases with unreasonable conditions. The many potential problems awaiting the unsuspecting buyer include:

  • overpriced managing agent packs
  • sub-letting restrictions
  • onerous clauses in the lease
  • spiralling ground rents
Poor leasehold guidance, from an inexperienced lawyer, could have serious financial implications.

A good conveyancing solicitor in Warminster will consider possible leasehold issues, such as short leases, any recent demands for service charges and ground rent and reviewing the lease itself (leases can be 10's or even 100's of years old).

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Warminster?

New build site

The average sale price of new builds in Warminster is £362,125, according to HM Land Registry. 8 new build homes were purchased in Warminster last year.

A new-build conveyancing solicitor in Warminster will need to be familiar with Warminster-specific considerations and the added complexities associated with new build, such as confirming right of way over drains and sewers, handling structural guarantees and registering ownership with warranty providers, including NHBC, LABC Warranty and BOPAS.

Our highly qualified conveyancing team are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Wiltshire Conservation areas

When carrying out the legal work for a home in Warminster, a conveyancing solicitor will need to check whether the property is in one of Warminster's conservation areas. If it is, the property will be affected by specific restrictions. These restrictions, called Article 4 Directions, can include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

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.

Your conveyancing solicitor will address whether your planned purchase is located one of Warminster's conservation areas.

Conveyancing - Selling a property in Warminster

The legal process for a property sale usually requires less work than when purchasing. The purchaser carries out an investigation into the property and its legal title, whereas conveyancing solicitors in Warminster acting for the vendor mostly just collates information and answers the purchaser's enquiries .

What factors could threaten your sale?

Frequently occurring issues, such as missing planning regulations or issues with neighbours' rights over the property, can potentially jeopardise a sale if left unresolved.

It is best not to procrastinate as it is highly unlikely that the problems won't be picked up. Instead, you should get advice, face the issues head on, and find a solution proactively.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat is a great deal more difficult compared to a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Warminster, and this could include obtaining the latest service charge and ground rent statement, through to a copy of the lease.

It is strongly advised that you contact a lawyer with leasehold experience as soon as possible to speed up the handling of the legal work.

Can your conveyancing solicitors act for the buyer and the vendor of the same property?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Warminster property, and we are carrying out the legal work for the other side, you could contact a property solicitor firm in Warminster to carry out your legal work.

Local Warminster conveyancing solicitor directory

  • Farnfields LLP, 37 High Street, Warminster, Wiltshire, BA12 9AJ
  • Forrester Sylvester Mackett LLP, 1 Weymouth Street, Warminster, Wiltshire, BA12 9NP
  • Middleton & Upsall LLP, 5 Ash Walk, Warminster, Wiltshire, BA12 8PY
  • Taylor Fordyce Ltd, 24 Upton Lovell, Warminster, Wiltshire, BA12 0JW

Conveyancing - Remortgaging a property in Warminster

Homeowners remortgage their home for a number of reasons, for example wanting a more flexible mortgage, or releasing funds to help kids get on the property ladder. By far the most common reason, however, is to get a lower interest rate.

A proactive conveyancing solicitor in Warminster will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

So that they can make sure that the lender's interests are protected, a property lawyer will act for both you and your new bank or building society.

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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