Updated: October 12, 2018

Weston Super Mare conveyancing solicitor fees

No Move, No Fee conveyancing in Weston Super Mare

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Weston Super Mare for handling the legal work for your move.

How are Weston Super Mare conveyancing fees calculated?

Some conveyancing solicitors in Weston Super Mare will work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote will explain what you will pay when your house or flat sale completes.

What are disbursements?

You must cover the cost of 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 telegraphic transfer fees or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will conveyancing in Weston Super Mare cost in total?

Whilst conveyancing fees in Weston Super Mare will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flooding search, may be needed.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard conveyancing transaction, what 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 considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Weston Super Mare

Caveat emptor (buyer beware), was a key part of English property law. Following recent changes in the law, this maxim no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

A conveyancing solicitor in Weston Super Mare will offer professional advice once their enquiries are complete, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This part of the article offers useful guidance for homebuyers who need conveyancing solicitors in Weston Super Mare.

Your Weston Super Mare conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a major lender such as the Nationwide Building Society, to a financial institution like the Holmesdale Building Society. Before instructing a Weston Super Mare conveyancing solicitor, it is vital that you check that they can act in the interests of your lender.

Most banks and building societies will only work with a select panel of legal practices that meet stringent criteria. If your solicitor cannot act for your lender, the lender will probably need an alternative law firm to complete the legal work.

The home buyer will be expected to pay this second solicitor's costs, and the conveyancing process can take much longer.

Your purchase could be put at risk by failing to check your conveyancer's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Conveyancing Searches (North Somerset Council)

Residential property searches are enquiries made of various authorities by Weston Super Mare conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

Searches are primarily carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your solicitor will tell you if your chosen lender needs any further searches, for example a radon gas search or a more detailed plan search.

The typical lead time for searches obtained from North Somerset Council is 4 weeks. As a result, quicker regulated searches will be recommended.

Planning searches

The buyer's conveyancing solicitor also obtains an Official Copy of the Title Register from HM Land Registry, helping to identify any potential issues. Examples of these include outbuildings lying outside the boundary or limits on the development of the property.

North Somerset Council Council Tax

North Somerset Council calculate your council tax based on a variety of factors e.g. the number of people living at the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance for an average Band D residential property in Weston Super Mare, the amount due would be £1,667 per year.

A conveyancing solicitor in Weston Super Mare will inform the buyer of the home's council tax band as soon as 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 £1,250.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if an occupier is a student nurse.

Band North Somerset Council Tax (2018)
A £1,111
B £1,296
C £1,481
D £1,667
E £2,037
F £2,407
G £2,778
H £3,333

Can I challenge my council tax band?

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

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
Llanishen
Wales
CF14 5GR

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Weston Super Mare properties

If a house is purchased for £125k or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

Quittance Conveyancing's state-of-the-art case management system integrates with online SDLT filing systems to ensure that the SDLT is paid quickly and accurately.

This table sets out stamp duty for average property in Weston Super Mare:

  Average sale price (2017) Stamp Duty
Average price £209,749 £1,694.98
Average price (detached) £310,530 £5,526.50
Average new build £204,236 £1,584.72

Stamp duty relief for first-time buyers in Weston Super Mare

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. If you are buying a second home for over £40,000 then you will have to pay a higher SDLT rate of 3%. Therefore, if a homeowner in Weston Super Mare bought a second home for the average price of £209,749 the SDLT would be £10,487.45.

Conveyancing solicitors in Weston Super Mare will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Weston Super Mare

New build site

The risks of buying a leasehold property in the UK are well publicised. Doubling ground rents, undisclosed major works and restrictions on the use of the property are only some of the many common complications awaiting an uninformed buyer.

Severe consequences can result from a less-experienced conveyancer's failure to give good leasehold advice.

If you are planning to buy a leasehold home, a competent conveyancing solicitor in Weston Super Mare will consider potential leasehold issues, such as share of freehold complexity, annual statements of account and budgets for service charges and reviewing the lease itself (leases can be 10's or even 100's of years old).

Our specialist leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Weston Super Mare?

House under construction

The average cost of Weston Super Mare new build homes is £129,998, (sce: Land Registry). 2 new build houses and flats have been bought in Weston Super Mare in 2018 so far.

A new-build conveyancing solicitor in Weston Super Mare will need to be familiar with Weston Super Mare-specific issues and the specific issues associated with new build, including handling withdrawal under the Consumer Code for Housebuilders, liaising with the builder's onsite sales team and working with warranty providers such as NHBC Buildmark, Advantage and Foundation.

Our highly qualified new build conveyancing team are specialists in working to tight developer deadlines and new build purchases.

Conservation areas in Somerset

When carrying out the conveyancing for a purchase in Weston Super Mare, a conveyancing solicitor will check if the residential property is in a conservation area in Weston Super Mare. If it is, the property is affected by constraints. These constraints, referred to as Article 4 Directions, can include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits on side or two-storey extensions

If a property is in breach, the local planning authority can require the new owner to revert the property to its earlier condition, 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 Weston Super Mare.

Conveyancing - Selling a property in Weston Super Mare

The legal side of a sale of a house or flat is less complicated than for a property purchase. For a house purchase, caveat-emptor' means that the onus is solely on the buyer to satisfy themselves that the property's title is legally sound.

When selling, conveyancing solicitors in Weston Super Mare acting for the seller for the most part just answer the buyer's questions.

Why do sales fall through?

Obstacles, like not having full title or not having suitable right of way, have the capacity to slow or frustrate the conveyancing process if left unresolved.

In general, you should address any such problems immediately.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is much more difficult than for a freehold house.

Conveyancing solicitors in Weston Super Mare will also need to carry out additional work, for example sourcing all relevant freeholder information, through to details of any required deed of covenant.

To reduce leasehold-related delays, it is highly recommended that the vendor contact a solicitor as soon as possible.

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

A conveyancer regulated by the CLC can act for both the buyer and the seller. However, SRA regulations ban the same solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a house or flat in Weston Super Mare, and a Quittance conveyancing solicitor is acting for the other side, you could contact a local Weston Super Mare conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Weston Super Mare

Whilst there are many reasons to consider remortgaging, people generally remortgage to benefit from a lower interest rate.

Homeowners would typically benefit from a better rate sooner by using a more efficient conveyancing solicitor in Weston Super Mare. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

The property lawyer will represent both you and the new lender to make sure 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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