Updated: October 12, 2018

Wellington conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wellington

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

How are Wellington conveyancing fees calculated?

Some conveyancing solicitors in Wellington carry out the legal work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden extras. Your quote will set out what you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Land Registry fees or managing agent information.

See: How much should conveyancing fees cost?

How much will conveyancing in Wellington cost in total?

Though conveyancing fees in Wellington will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as utilities searches, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Wellington

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of the conveyancing solicitor in Wellington to investigate the property, so that they can report back in detail to the buyer and the lender, find solutions to outstanding defects and other issues and register the new owner's title at the Land Registry.

This article sets out useful guidance for buyers searching for conveyancing solicitors in Wellington.

Your Wellington conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from the Holmesdale Building Society, Lloyds Bank or any other lender, before you choose a conveyancing solicitor in Wellington it is critical that you make sure that they can act on behalf of your chosen lender.

Quite a few banks and building societies only accept a restricted group of firms that pass strict standards. If your solicitor can't act for your chosen lender, the lender will require a different law firm to act in their interests.

The purchaser will then have to cover this second lawyer's fees and the conveyancing process could take much longer.

Failing to check the lender panel membership of your property lawyer can create problems and delays.

Quittance Conveyancing are approved members of all lender panels.

Taunton Deane Borough Council searches and other searches

Searches are questions submitted to public bodies by Wellington conveyancing solicitors to give details about the property being purchased.

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

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there are any proposed road schemes within 200m
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Wellington properties for local parish repairs.

You will be told if your lender wants any more searches, such as a tin mining search or an energy search.

Homebuyers could experience a delay of around 12 weeks for conveyancing searches delivered by Taunton Deane Borough Council. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be ordered from HMLR by the conveyancing solicitor acting for the homebuyer, helping to evidence any issues, for example limits on the development of the property or the title plan showing only very general boundaries.

Taunton Deane Borough Council Council Tax

Council tax is calculated by Taunton Deane Borough Council on property value and the number of people living in the property. For instance for an average Tax Band C residential property in Wellington, the amount due would be £1,462.

Wellington conveyancing solicitors will inform the purchaser 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 £1,096.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or where an occupation is prohibited by law such as a compulsory purchase order. The Valuation Office Agency (VOA) assign council tax bands for new homes, and where the owner has requested a revaluation.

Band Taunton Deane Borough Council Tax (2018)
A £1,096
B £1,279
C £1,462
D £1,644
E £2,010
F £2,375
G £2,741
H £3,289

Is it possible to reduce my council tax band?

To appeal contact:

Valuation Office Agency
Quantock House
Paul St
Taunton
TA1 3PB
Somerset

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Wellington properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. SDLT will need to be paid by the buyer on properties sold for more than £125k in England, Wales and Northern Ireland.

Quittance's case management system integrates with electronic filing systems to ensure that the Stamp Duty Land Tax is paid efficiently.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Wellington:

  Average selling price (2017) SDLT
Average price £229,155 £2,083.10
Average price (detached) £321,979 £6,098.95
Average new build £234,121 £2,182.42
Higher rates of stamp duty apply to buyers of second property in the form of an SDLT surcharge of 3%. For example, if a homeowner bought a second property in Wellington for the average price of £229,155 the stamp duty would be £11,457.75.

Stamp duty relief for first-time buyers in Wellington

Since 2017, first-time buyers only need to pay stamp duty on homes valued over £300k.

Wellington conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wellington

New build site

Purchasing a leasehold house or flat if you don't know what you are getting into is risky. The many potential traps lying in wait for an uninformed purchaser could include undisclosed major works and unreasonable ground rents.

Serious financial ramifications can result from a less-experienced conveyancing solicitor's erroneous leasehold advice.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Wellington will investigate aspects of the leasehold purchase, such as service charges for relevant date periods, share of freehold complexity and managing agent or landlord enquiries.

Make sure that you are aware of all the potential issues and costs associated with the lease with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Wellington?

House under construction

The average sale price of new build homes in Wellington is £234,121. 65 brand new properties were purchased in Wellington last year.

Acquiring a new build property can be more complex than any other type of conveyancing. To avoid potential problems a Wellington conveyancing solicitor must be aware of both region-specific factors and also should check numerous things, including liaising with the builder's onsite sales team and checking planning conditions have been fulfilled.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal title of the house or flat, scrutinising contract issues ranging from the home's future resaleability to an assessment of other risks, such as regional infrastructure development.

Conservation areas in Somerset

When acting for the buyer of a home in Wellington, a conveyancing solicitor will need to confirm if the house is in one of Wellington's conservation areas. If it is, the property could be affected by specific conditions. Referred to as Article 4 directions, these conditions may include anything from limits on the use of cladding, to restrictions on the removal of front boundary walls, railings or fences.

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

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

Conveyancing - Selling a property in Wellington

The legal side of a house sale is normally less troublesome than for a purchase. With a purchase, the onus is solely on the buyer to satisfy themselves that the house or flat is mortgageable and free from legal issues.

With a sale, conveyancing solicitors in Wellington acting for the existing owner for the most part just answer questions set by the buyer's conveyancing solicitor.

How to help your sale go through

Properties will often come with a range of possible issues (such as having a flying freehold) that might protract or even derail the conveyancing process.

Don't ignore the issue, trusting that the issue won't be discovered. Get advice and deal with it promptly.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is quite a lot more technical compared to a freehold house.

Wellington conveyancing solicitors must usually carry out further legal work. This can involve liaising with the management company to obtain a complete pack of managing agent information, through to details of any consents for improvements made to the flat.

To reduce leasehold-related delays, it is highly recommended that you instruct a property lawyer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for both parties?

SRA rules restrict the same solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Wellington, and a Quittance solicitor is doing the legal work for the other side, you can contact a property solicitor firm in Wellington to handle your legal work.

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Conveyancing - Remortgaging a property in Wellington

People remortgage their home for all sorts of reasons, such as borrowing more to help pay for an extension, or moving from a tracker to a fixed-rate. The most common reason, however, is to get a more affordable interest rate.

Homeowners can appreciate the benefits of a lower rate faster with a more efficient conveyancing solicitor in Wellington. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a key consideration when securing your preferred rate.

Your property lawyer must also be able to act on behalf of your preferred mortgage provider. Our conveyancing team are on the panel for all major lenders. So no matter whether you are switching to a fixed-rate mortgage with Lloyds Bank or to a capped-rate mortgage with Virgin Money, 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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