Updated: October 12, 2018

Wimborne Minster conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wimborne Minster

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

How are Wimborne Minster conveyancing fees calculated?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Wimborne Minster who work on an hourly-rate basis. Your quote sets out what fees you will need to pay when your house or flat sale completes.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like office copies or HMLR fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Wimborne Minster cost in total?

Wimborne Minster conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a flood plain search, may be needed and council search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. 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 Wimborne Minster

The legal work for a homebuyer needs a Wimborne Minster conveyancing solicitor to consider a wide range of issues. Examples of such issues are problems with the property's title (e.g. adverse possession) and Japanese Knotweed affecting the mortgageability of the property.

The solicitor will report their findings back to the buyer and the lender (where there is a mortgage), help with resolving any problems and register the title in the new owner's name.

The content below examines the kinds of property which may involve additional risk for homebuyers who need conveyancing solicitors in Wimborne Minster.

Your Wimborne Minster conveyancing solicitor must be lender-approved

Before appointing a Wimborne Minster conveyancing solicitor, it is paramount that you confirm that they can act for your lender, whether you are getting a mortgage from the Leeds Building Society, Virgin Money or any other lender.

Your solicitor may be unable to act for your lender, because some lenders are only prepared to work with a restricted panel of solicitors or licensed conveyancers that match certain criteria.

If this is the case, the lender will require a second law firm to complete the legal work, and you will then have to cover this alternate solicitor's costs. This can frustrate or delay the process.

Your purchase could be jeopardised by failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are on the panel of all lenders.

Searches (East Dorset District Council)

Residential property searches are carried out by Wimborne Minster conveyancing solicitors to help identify any broader issues that might possibly affect how much the property you are buying will be worth.

Searches are firstly carried out to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specialised searches, such as a radon gas search or a Forestry Commission search, may also be recommended in the initial search results.

East Dorset District Council has an estimated lead time of 11 weeks for LA searches. Your lawyer could instead use faster personal searches.

Planning documents

Official Entries (or 'office copies') will also be sourced from HM Land Registry by the purchaser's conveyancing solicitor. This helps to find planning issues, for example right of access issues or a difference between the agent's floorplan and the title plan.

East Dorset District Council Council Tax

As a homeowner in Wimborne Minster, 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 example, the occupier of a Band B home in the East Dorset District Council area would pay annual council tax of £1,526.

Wimborne Minster conveyancing solicitors will inform a buyer of the property'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 £1,145.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if the property is a 'granny annexe'.

Band East Dorset District Council Tax (2018)
A £1,308
B £1,526
C £1,745
D £1,963
E £2,399
F £2,835
G £3,271
H £3,925

Can I dispute my band?

To challenge your banding contact:

Valuation Office Agency
5th Floor
Holland House
Oxford Rd
Bournemouth
BH8 8EF
Dorset

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Wimborne Minster properties

SDLT is only applicable to homes where the purchase price exceeds £125k. Given the complexity of the SDLT1 tax return form, only an experienced conveyancer would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Quittance Conveyancing's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See examples for local properties:

  Average selling price (2017) SDLT
Average price £325,131 £6,256.55
Average price (detached) £447,589 £12,379.45
Average new build £349,226 £7,461.30

Stamp duty relief for first-time buyers in Wimborne Minster

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you are buying a second home for more than £40,000 then you will have to pay a stamp duty surcharge of 3%. E.g. if a second home was bought for £325,131 then the SDLT including the surcharge would be £26,010.48. .

Conveyancing solicitors in Wimborne Minster will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Wimborne Minster

New build site

Purchasing a leasehold property is not as simple as purchasing a freehold home. Numerous legal issues could be awaiting the unsuspecting purchaser, including marriage value issues, spiralling ground rents and absent freeholders.

Serious financial ramifications can result from a solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Wimborne Minster will consider possible leasehold issues, for example short leases, service charge records from the last three years and reviewing the lease itself (leases can be 10's or even 100's of years old).

Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Wimborne Minster?

New build site

The average value of new build property in Wimborne Minster is £360,783, based on statistics published by the HM Land Registry. 21 new build properties have been bought in Wimborne Minster in 2018 so far.

A new-build conveyancing solicitor in Wimborne Minster will need to be aware of Wimborne Minster-specific considerations and new build-specific issues, such as verifying rights of access, dealing with fast exchange timeframes and registering ownership with warranty providers such as NHBC, Building Zone and Ark Residential.

Our team of conveyancers are experts in representing buyers to achieve the best outcome and meeting short developer deadlines.

Dorset Conservation areas

When carrying out the conveyancing for a purchase in Wimborne Minster, a conveyancing solicitor will confirm whether the house is in a conservation area in Wimborne Minster. If it is, the home is affected by constraints. Called Article 4 directions, these constraints can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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

The local planning authority (LPA) for East Dorset has designated conservation area status on certain areas of Wimborne Minster. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Wimborne Minster.

Conveyancing - Selling a property in Wimborne Minster

The conveyancing process on a house sale usually requires less work than for a purchase. When a house or flat changes hands, the principle of 'buyer beware' means that the onus is solely on the buyer to determine whether the home they are buying is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Wimborne Minster acting for the vendor just answer enquiries made on behalf of the buyer.

Why do sales fall through?

Common issues, like a problem with the roof, have the capacity to delay a sale if ignored.

In most cases, it is advisable for sellers to tackle these issues head on.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat or house is quite a lot more involved in comparison with a freehold house.

Conveyancing solicitors in Wimborne Minster will also carry out additional work, which could include obtaining all relevant freeholder information, through to a copy of any required license to assign.

To reduce delays, it is strongly advised that you instruct a leasehold expert as soon as possible.

What if you are acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase.

You could contact a property solicitor firm in Wimborne Minster to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Wimborne Minster

Benefitting from a better rate of interest to reduce monthly expenses is the main reason that homeowners opt to remortgage. There are other reasons, including releasing funds to help pay for home improvements, or fixing the mortgage on a new discounted rate.

An efficient conveyancing solicitor in Wimborne Minster can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

To ensure that the lender's investment is secured, 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

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