Updated: October 12, 2018

Wiltshire conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wiltshire

Conveyancing solicitor fees are paid conveyancing solicitors in Wiltshire for the legal work for a home sale or purchase.

Are Wiltshire conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Wiltshire who carry out the legal work on a fees per hour basis. Your quote will explain all fees and other costs 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 the legal fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like telegraphic transfer fees or Land Registry fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Wiltshire cost?

Wiltshire conveyancing fees will not vary. However, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a mining search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance, there are no hidden fees or surprises in the small print. For a standard conveyancing transaction, 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 delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Wiltshire

As a key part of the legal work for the purchase of a house or flat, a conveyancing solicitor in Wiltshire will investigate the title of the property and deliver their report on title to the purchaser.

The conveyancer will offer professional advice once their enquiries are complete, help with resolving any problems and make sure that the title is registered in the name of the new buyer.

This part of the article offers useful advice for buyers looking for conveyancing solicitors in Wiltshire.

Your Wiltshire conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from the Skipton Building Society, the HSBC or any other lender, before instructing a conveyancing solicitor in Wiltshire it is very important that you make sure that they can act on behalf of your mortgage lender.

Many mortgage lenders only accept a restricted panel of legal practices that match certain criteria. If a solicitor cannot act for your mortgage lender, the lender will likely require an alternative solicitor firm to carry out the legal work.

The home buyer will then have to cover this second solicitor's fees, and weeks could be added to the conveyancing process.

Setbacks can arise if you do not confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all lenders.

Searches (Wiltshire Council)

Searches are applied for by Wiltshire conveyancing solicitors to help identify any wider issues that might possibly reduce the value of your property.

Searches are primarily performed to meet the mortgage lender's criteria. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specific searches, such as an HS2 search or an energy search, may also be referred to depending on the contents of the standard searches.

Wiltshire Council has a typical lead time of 16 weeks for conveyancing searches, so your conveyancer will instead use a quicker local search agent.

Planning searches

Your conveyancing solicitor will also obtain an Official Copy of the Title Register from HM Land Registry, helping to identify any issues, for example restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

Wiltshire Council Council Tax

The amount of council tax a homeowner in Wiltshire will pay to Wiltshire Council will depend on the property's value and the number of residents. E.g. the occupier of a Band B home in the Wiltshire Council area would pay annual council tax of £1,383.

A conveyancing solicitor in Wiltshire will inform a purchaser of the property's band once they have the Local Authority search results.

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 (25%) would reduce the tax due to £1,037.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or for foreign language students. The Valuation Office Agency assess council tax bands for new homes, and where the owner has requested a revaluation.

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 council tax band?

To challenge your banding contact:

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

A property owner can also apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Wiltshire properties

When buying a home, SDLT will probably need to be paid if the property is valued at over £125,000. Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

This table sets out stamp duty for average property in Wiltshire:

  Average selling price (2017) Stamp Duty Land Tax
Average price £304,418 £5,220.90
Average price (detached) £429,953 £11,497.65
Average new build £318,433 £5,921.65

Stamp duty relief for first-time buyers in Wiltshire

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Higher rates of SDLT apply to buyers of second residential property in the form of a 3% surcharge. So if a second property was bought for £304,418 then the SDLT total will be £24,353.44.

Wiltshire conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wiltshire

New build site

The possible drawbacks of buying a leasehold property in the UK are under increasing media scrutiny. The many potential traps lying in wait for the unsuspecting purchaser include:

  • costly and undisclosed major works
  • absent freeholders
  • onerous clauses in the lease
  • doubling ground rents
Severe consequences can result from an inexperienced solicitor's inaccurate leasehold advice.

If you intend to purchase a leasehold property, a competent conveyancing solicitor in Wiltshire will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent practices
  • any recent demands for service charges and ground rent
  • planned external works requiring scaffolding

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Wiltshire?

Building site

33 brand new homes have been bought in Wiltshire in 2018 so far, according to local information gathered by Her Majesty's Land Registry. The average price for Wiltshire new build properties is £353,411.

A new-build conveyancing solicitor in Wiltshire must be mindful of local Wiltshire factors and the added complexities of new build, e.g. dealing with delays associated with off-plan, working to builders' exchange timelines and registering ownership with warranty providers such as NHBC, Premier Guarantee? and Aedis.

Our highly qualified team of new build conveyancers specialise in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas

Whether you are intending to buy a period cottage or an Edwardian house, if the property is in an officially designated conservation area, any planned modifications to the property may not be allowed by the local authority.

These constraints, called Article 4 Directions, may include restrictions on the use of PVC windows, restrictions on the erection of outbuildings or restrictions on the use of external insulation.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Wiltshire conservation areas include Easton, Marston and Froxfield. Your conveyancing solicitor will address whether your planned purchase is located one of Wiltshire's conservation areas.

Conveyancing - Selling a property in Wiltshire

The legal work involved in a sale of a house or flat is much easier than when buying. The buyer's conveyancer will carry out extensive due diligence into the property. In contrast, conveyancing solicitors in Wiltshire acting for the vendor merely answers the purchaser's enquiries.

What could go wrong?

A home can be burdened by any number of possible difficulties (such as complexities where there is a 'share of freehold') that have the capacity to frustrate a sale for weeks.

Property specialists usually advise that sellers face these issues head on and fix them.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold property is much more time-consuming in comparison with a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Wiltshire, which could include obtaining the latest service charge and ground rent statement or a copy of the building's asbestos survey (if required).

To reduce leasehold-related delays, it is strongly advised that you instruct a property lawyer as soon as possible.

Can Quittance conveyancers act for the buyer and the seller of the same home?

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

If you are buying or selling a house or flat in Wiltshire, and a Quittance solicitor is acting for the other side, you may wish to contact a property solicitor firm in Wiltshire to carry out your conveyancing.

0

Conveyancing - Remortgaging a property in Wiltshire

People remortgage a home for all sorts of reasons, for example moving to an offset mortgage, or consolidating debts. The most common reason, however, is to get a better interest rate.

You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Wiltshire. They will work to shorten the processing time of the legal work. With the future of interest rates uncertain, fast conveyancing can play a key role in getting on to the rate you want.

To confirm that the interests of the lender are protected, the property lawyer handling your remortgage will act for both you and your new lender.

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 Wiltshire 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 Wiltshire 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:

conveyancing@quittance.co.uk

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!