Updated: October 12, 2018

Westbury conveyancing solicitor fees

No Move, No Fee conveyancing in Westbury

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

Do Westbury conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Westbury who offer services on an hourly-rate basis. Your conveyancing quote will explain exactly what you will be charged when your house or flat sale completes.

What are disbursements?

You must cover the cost of any 'disbursements', on top of the 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 Land Registry fees or managing agent information.

See: Complete list of conveyancing fees and disbursements

How much will the total Westbury solicitor conveyancing fees be?

Though conveyancing fees in Westbury will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, specific extra searches, such as a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Westbury

The legal work for a property purchase needs a Westbury conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from defective property title to factors affecting the mortgageability (e.g. a boundary dispute).

The property lawyer will feed the results of their enquiries back to the purchaser, deal with any legal problems and register the new owner's title at the Land Registry.

The following provides assistance for homebuyers looking for conveyancing solicitors in Westbury.

Your Westbury conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a major lender such as the Scottish Building Society, to a less common lender like Precise Mortgages. Before instructing a conveyancing solicitor in Westbury, it is vital that you check that they can act on behalf of your mortgage lender.

Some mortgage lenders are only happy to work with a selected list (their 'panel') of legal firms that meet strict criteria. If a solicitor cannot act for your mortgage lender, the lender will likely require an alternative firm to act in their interests.

The borrower will usually need to pay this alternate lawyer's costs and significant delays to your move could occur.

Not checking your conveyancing solicitor's lender panel status could result in serious delays.

Our conveyancing solicitors are approved to act for all banks and other lenders.

Conveyancing Searches (Wiltshire Council)

Searches are carried out by Westbury conveyancing solicitors to help to identify problems that might potentially affect how much the property you are purchasing will be worth.

Banks and building societies typically also require conveyancing searches to be obtained. These include:

SearchDescription
Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a Crossrail search or a mining search, may also be advised in the standard searches.

The typical lead time for conveyancing searches provided by Wiltshire Council is 16 weeks, so your lawyer will advise using faster personal searches.

Planning issues

Your conveyancing solicitor will request the Title Register from HM Land Registry. This helps to find any planning issues. These issues could include restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

Wiltshire Council Council Tax

As a homeowner in Westbury, 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. For instance for an average Band E property in Westbury, the amount of council tax due would be £2,173 per year.

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

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 reduces the tax due to 75% which would equal £1,630.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is armed forces accommodation.

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 challenge my valuation?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made, and 30 saw a subsequent reduction. To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

Stamp Duty on Westbury properties

Given the complexity of the SDLT1 tax return form, only the experienced would attempt to complete and file this with HM Revenue and Customs (HMRC) without a conveyancing solicitor's help.

If a home is valued at over £125,000, the property buyer usually must pay Stamp Duty Land Tax.

HM Revenue and Customs (HMRC) complications are avoided using the latest integrated conveyancing case management system.

See examples for typical Westbury properties:

  Average sale price (2018 to date) SDLT
Average price £231,095 £2,121.90
Average price (detached) £322,529 £6,126.45
Average new build £301,995 £5,099.75

Stamp duty relief for first-time buyers in Westbury

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas. If you are buying a second home for over £40,000 then you will have to pay an SDLT surcharge of 3%. For example, if a homeowner bought a second home in Westbury for the average price of £231,095 the SDLT would be £11,554.75.

Conveyancing solicitors in Westbury should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Westbury

New build site

The pitfalls associated with buying a leasehold property in the UK are recognised. There is a wide range of sometimes obscure legal issues that may be awaiting the unsuspecting purchaser, such as:

  • reversionary interests
  • spiralling ground rents
  • unreasonable managing agent fees
  • marriage value issues
Bad or incomplete leasehold advice, from a conveyancer lacking in specialist knowledge, can have costly, long-term consequences.

If you intend to purchase a leasehold home, a competent conveyancing solicitor in Westbury will consider potential leasehold issues, for example leases approaching 80 years remaining, service charges, ground rents and buildings insurance arrangements and reviewing the lease itself.

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Westbury?

Building site

Based on Her Majesty's Land Registry data, the average value of new builds in Westbury is £301,995. 4 brand new homes have been bought in Westbury in 2018 so far.

The legal work for purchasing a new build home is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a conveyancing solicitor in Westbury must be aware of both region-specific factors and also needs to check numerous things, like checking new build mortgage procedures are followed and administering Help to Buy purchases.

Our expert new build team provide an expert appraisal of the property's legal status, paying close attention to considerations ranging from the home's future marketability to excessive ground rent and service charges (where applicable).

Wiltshire Conservation areas

If you are planning to buy a house in a conservation area in Westbury, the property must not breach any conservation area building controls. These conditions, called Article 4 Directions, could include restrictions on painting external walls, general restrictions governing unsympathetic additions or modifications or limitations on new outbuildings.

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 Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Westbury.

Conveyancing - Selling a property in Westbury

The legal work involved in a property sale is generally simpler than when purchasing. With a property purchase, the responsibility lies with the purchaser to validate that the title of the property is mortgageable and is (or can be) registered at the Land Registry.

With a sale, conveyancing solicitors in Westbury acting for the person selling effectively just answer any enquiries made by the buyer's solicitor.

What might you do to help your sale go through?

Issues, such as being in an area threatened by local development, might prolong your home move if ignored.

In general, it is recommended for sellers to handle these issues as soon as they come to light.

Useful reading:

Read more sale conveyancing articles here.

Leasehold flats

The conveyancing process for a leasehold property is significantly more time-consuming than for a freehold house.

Conveyancing solicitors in Westbury will also perform extra work, and this could include collating the latest service charge and ground rent statement, through to a copy of any health and safety assessment for the common parts.

It is strongly advised that the seller instruct a conveyancer as soon as possible, and potentially before marketing the property, to reduce leasehold-related delays.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

You can contact a property solicitor firm in Westbury to handle your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Westbury

Whilst there are many reasons to consider remortgaging, homeowners will generally remortgage a home to secure a lower interest rate.

A good conveyancing solicitor in Westbury will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the future of interest rates uncertain, fast conveyancing can play a key role in getting the mortgage rate you want.

It is critical that your property lawyer is also able to act for your preferred lender. Quittance Conveyancing are on all major lenders' panels. So whether you are moving to an offset mortgage with the Royal Bank of Scotland or to a discounted-rate mortgage with the Dudley Building Society, Quittance 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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