Updated: October 12, 2018

Wells conveyancing solicitor fees

No Move, No Fee conveyancing in Wells

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

How are Wells conveyancing fees calculated?

Some conveyancing solicitors in Wells carry out the legal work on a cost per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your conveyancing quote sets out exactly what you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as bankruptcy searches or telegraphic transfer fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Wells cost?

Although conveyancing fees in Wells will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority Search fees can vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Wells

There is now an obligation on a seller to disclose any property defects or disputes.

It remains, however, the duty of the Wells conveyancing solicitor to investigate the property, and deliver their report on title to the purchaser, offer practical solutions and make sure that the title is registered in the name of the new buyer.

The following section considers elements of the buying process for conveyancing solicitors in Wells where additional expertise is crucial.

Your Wells conveyancing solicitor must be lender-approved

Homebuyers can select from a wide range of mortgage providers, from a major lender such as Tesco Bank, to a niche mortgage lender like the Furness Building Society. Before you select a conveyancing solicitor in Wells, you need to check that they can act on behalf of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies only accept a selected list (their 'panel') of firms.

If this is the case, the lender will likely need a different legal firm to complete the legal work, and you will be expected to pay this substitute lawyer's fees. This can push back the completion date of the purchase.

Your purchase can be seriously delayed if you fail to confirm your conveyancing solicitor's lender panel status.

Our solicitors can carry out the legal work for all major and minor mortgage providers.

Mendip District Council searches and other searches

Searches will be applied for by Wells conveyancing solicitors in order to identify any significant issues that might impact how much the property you are buying is worth.

Lenders also need to see specific searches to be purchased. These include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Wells properties for local parish repairs.

You will be told if your chosen lender insists on any more searches, such as a highways search or an energy search.

Property purchasers can expect to wait roughly 10 weeks for Local Authority searches obtained from Mendip District Council, so quicker regulated searches will be recommended.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be ordered from HM Land Registry by the conveyancing solicitor acting for the purchaser. This helps to find any potential issues, for example restrictions that limit alterations or discrepancies with the filed plan.

Mendip District Council Council Tax

As a homeowner in Wells, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. E.g. a property in the Mendip District Council area in Band B would pay £1,335 per annum.

Conveyancing solicitors in Wells will inform a buyer of the property's band after this is confirmed by the searches.

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 £1,001.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch.

Band Mendip District Council Tax (2018)
A £1,145
B £1,335
C £1,526
D £1,717
E £2,098
F £2,480
G £2,861
H £3,434

Can I challenge the council tax banding?

To challenge your banding contact:

Valuation Office Agency
4th Floor
Temple Gate

A property owner can also ask for their property to be reassessed.

Stamp Duty on Wells properties

Steep fines await those who miss the SDLT payment deadline. SDLT is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

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

See table below for stamp duty examples for homes in Wells:

  Average sale price (2017) Stamp Duty
Average price £307,901 £5,395.05
Average price (detached) £461,204 £13,060.20
Average new build £357,967 £7,898.35

Stamp duty relief for first-time buyers in Wells

First-time buyer stamp duty relief is available on property purchases below £300,000. If you own another property or share in a property you will be subject to a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Wells for the average price of £307,901 the SDLT would be £24,632.08.

Wells conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wells

New build site

The pitfalls associated with purchasing a leasehold property are a worry for leasehold property purchasers. The numerous common problems awaiting an uninformed purchaser include:

  • reversionary interests
  • unfair clauses in the lease
  • doubling ground rents
Bad or incomplete leasehold advice, from an inexperienced solicitor, could have costly, long-term consequences.

If you intend to purchase a leasehold home, a competent conveyancing solicitor in Wells will consider possible leasehold issues, e.g. :

  • understanding regional and era-specific nuances of leases
  • service charges for relevant date periods
  • managing agent or landlord enquiries
  • flats in the same block with disparity between their leases

Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Wells?

House being built

Based on local data sourced by Her Majesty's Land Registry, 1 new build houses and flats have been bought in Wells in 2018 so far. The average purchase price of Wells new build homes is £180,000.

A new-build conveyancing solicitor in Wells will need to be aware of Wells-specific issues and new build-specific issues, such as confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and handling deposits.

With our new build team, you will get an impartial assessment of the legal status of the property, scrutinising contract factors like unreasonable leasehold terms and an assessment of other risks, such as contaminated land hazards.

Somerset Conservation areas

Your conveyancing solicitor will confirm whether the residential property you are going to buy is in one of Wells's conservation areas. If it is, the house is affected by restrictions. Referred to as Article 4 directions, these building controls may include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

The local 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 Wells.

Conveyancing - Selling a property in Wells

The legal work involved in a house sale is generally simpler than when purchasing. The purchaser conducts a thorough investigation on your home, whereas conveyancing solicitors in Wells acting for the seller just collates information and replies to the solicitor's standard and additional enquiries .

What factors could threaten your sale?

A property can face challenges (for example a complex 'Green Deal') that can hinder a sale.

Don't ignore the issue, hoping the issue will fix itself. Instead, 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.


The legal work for a leasehold flat or house is much more complicated than it is for a freehold home.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Wells, such as sourcing an up-to-date service charge statement or details of any slush fund for property maintenance.

So as to resolve any leasehold-related difficulties sooner, it is recommended that the vendor contact a property lawyer as soon as an estate agent is chosen.

Can your conveyancing solicitors act for both the buyer and the seller of the same home?

SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.

You can contact a property solicitor firm in Wells to handle your legal work, if we are acting for the other side.

Local Wells conveyancing solicitor directory

  • Chubb Bulleid Limited, 7 Market Place, Wells, Somerset, BA5 2RJ
  • Gould & Swayne Limited, 21 Broad Street, Wells, Somerset, BA5 2DJ
  • Harris & Harris Legal Services LLP, 14 Market Place, Wells, Somerset, BA5 2RE
  • Direction Home (Law) LLP, 32 Chamberlain Street, Wells, Somerset, BA5 2PJ
  • Mogers Drewett LLP, Bishopbrook House, Cathedral Avenue, Wells, Somerset, BA5 1FD

Conveyancing - Remortgaging a property in Wells

Although there are many reasons to remortgage, people will generally remortgage their home to save money with a lower rate.

You can benefit from a better rate sooner with a more proactive conveyancing solicitor in Wells, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

To make sure that the lender's investment is secured, the property lawyer handling your remortgage will represent both you and the 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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Wells home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Wells property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:


Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!