Updated: October 12, 2018

Wisbech conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wisbech

Conveyancing solicitor fees are paid your Wisbech conveyancing solicitor for handling the legal work for your move.

Are Wisbech conveyancing fees and costs fixed?

Some conveyancing solicitors in Wisbech carry out the legal work on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like bankruptcy searches or identity verification checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Wisbech solicitor conveyancing fees be?

Although conveyancing fees in Wisbech will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, additional region-specific searches, e.g. a commons registration search, may be needed and Local Authority Search fees can vary.

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 fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Wisbech

Purchase conveyancing requires the conveyancing solicitor in Wisbech to consider a wide range of issues. Examples of such factors can range from problems with the property's title to factors affecting the mortgageability (e.g. Japanese Knotweed).

The solicitor will feed the results of their enquiries back to the purchaser and their lender, help with resolving any problems and ensure that the change of ownership is registered at the Land Registry.

The content below examines those areas of the legal process for conveyancing solicitors in Wisbech needing a deeper level of knowledge.

Your Wisbech conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Wisbech, it is very important that you make sure that they can act in the interests of your lender, whether you are obtaining a mortgage from NatWest, the Barnsley Building Society or any other lender.

Your lawyer may be unable to act for your lender, because some banks and building societies will only accept a restricted panel of firms that meet strict criteria.

If this is the case, the lender will likely require an alternative solicitor firm to carry out the legal work, and you will usually need to pay this substitute lawyer's fees. This can frustrate or delay the process.

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

Our solicitors are approved members of all lender panels.

Fenland District Council searches and other searches

Residential property searches are enquiries made of government bodies by Wisbech conveyancing solicitors to give details about the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specific searches, such as an HS2 search or a more detailed plan search, may also be referred to in the standard search results.

Property purchasers can expect to wait approximately 13 weeks for Residential property searches from Fenland District Council, so personal (as opposed to official) searches will be faster.

Planning permissions

Office copies will also be applied for from HMLR by the conveyancing solicitor acting for the purchaser, helping to evidence planning issues, for example rights or restrictions on how the property may be used or errors on the title plan.

Fenland District Council Council Tax

Council tax is calculated by Fenland District Council on property value and the number of people living in the property. For example, the occupier of a Tax Band E property in the Fenland District Council area would pay annual council tax of £2,230.

A conveyancing solicitor in Wisbech will inform the purchaser of the property's tax 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 £1,673.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or properties awaiting grant of probate.

Band Fenland District Council Tax (2018)
A £1,216
B £1,419
C £1,622
D £1,825
E £2,230
F £2,636
G £3,041
H £3,649

Can you challenge the council tax bracket?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
3rd Floor
New Rd

Stamp Duty on Wisbech properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

If a residential property is valued at over £125k, the homebuyer usually must pay Stamp Duty Land Tax.

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

See SDLT examples for properties in Wisbech:

  Average selling price (2017) Stamp Duty Land Tax
Average price £203,210 £1,564.20
Average price (detached) £245,278 £2,405.56
Average new build £75,716 £0.00
Homeowners must pay a higher rate of SDLT when purchasing a second home. For example, if a property owner bought a second home in Wisbech for the average price of £203,210 the SDLT would be £10,160.50.

Stamp duty relief for first-time buyers in Wisbech

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Wisbech will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Wisbech

New build site

The drawbacks associated with buying a leasehold property in the UK are well publicised. There are many legal issues that may be lying in wait for an uninformed purchaser, including:

  • undisclosed major works
  • reversionary interests
  • onerous covenants
  • unreasonable ground rents
Serious consequences can result from an inexperienced property lawyer's bad leasehold advice.

If you intend to purchase a leasehold home, a experienced conveyancing solicitor in Wisbech will investigate aspects of the leasehold purchase, e.g. possible service charge shortfalls, leases approaching 80 years remaining and managing agent or landlord enquiries.

Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Wisbech?

New build site

The average price for new build properties in Wisbech is £84,167. 3 new build properties have been bought in Wisbech in 2018 so far.

The legal work for buying a new build is more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Wisbech must be conscious of both region-specific factors and also should check a range of issues, such as dealing with failures to arrange warranty provider inspections and ensuring compliance with planning regulations.

Our conveyancing team specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Cambridgeshire

Whether you are intending to buy a period cottage or a Victorian detached house, if the home is in a defined conservation area, any changes you can make to the home might not be permitted by Fenland District Council.

Called Article 4 directions, these building controls may include a wide range of constraints from restrictions on the removal of chimneys, to restrictions on hard standings at the front of the property.

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Parts of Wisbech are within a conservation area governed by the Fenland local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Wisbech.

Conveyancing - Selling a property in Wisbech

The conveyancing process on a property sale usually requires less work than for a property purchase. When property changes hands, the burden lies entirely with the buyer to verify that the house or flat is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Wisbech acting for the current owner only need to answer the purchaser's enquiries.

What could put your sale at risk?

Homes will frequently have any number of issues (for example a boundary dispute) that can prolong your move.

It is not recommended that you put off finding a solution, waiting to see if the problem is discovered - a better course of action will be to speak to an expert, square up to the issue(s), and find a solution ASAP.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold property is much more technical in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Wisbech will usually undertake additional tasks. This can involve collating all relevant freeholder information, through to a copy of the lease.

To speed up the leasehold conveyancing process, it is recommended that the seller instructs a lawyer with leasehold experience as early in the process as possible, potentially before putting the property on the market,.

What if you are already acting for the other side?

CLC-regulated conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a property sale.

If you are buying or selling a property in Wisbech, and we are acting for the other side, you may wish to contact a property solicitor firm in Wisbech to carry out your conveyancing.

Local Wisbech conveyancing solicitor directory

  • Fraser Dawbarns LLP, 1-3 York Row, Wisbech, Cambridgeshire, PE13 1EA
  • Metcalfe Copeman & Pettefar LLP, 8 York Row, Wisbech, Cambridgeshire, PE13 1EF
  • Bowser Ollard & Bentley Limited, 15 South Brink, Wisbech, Cambridgeshire, PE13 1JL
  • Dack Pearson Solicitors, The Boat House, Harbour Square, Wisbech, Cambridgeshire, PE13 3BH

Conveyancing - Remortgaging a property in Wisbech

Homeowners remortgage their home for all sorts of reasons, for example moving from a tracker to a fixed-rate, or releasing funds to help kids get on the property ladder. The main reason, however, is simply to get a better rate.

An efficient conveyancing solicitor in Wisbech will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

The property lawyer will act for both you and the mortgage provider to confirm the lender's investment is secured.

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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