Updated: October 12, 2018

Wokingham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wokingham

Conveyancing solicitor fees will be paid conveyancing solicitors in Wokingham for the legal work associated with buying or selling a property.

How are Wokingham conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Wokingham who will work on an hourly-rate basis. Your quote will set out what you will pay when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like bankruptcy searches or ID checks.

See: How much should conveyancing fees cost?

How much will the total Wokingham solicitor conveyancing fees be?

Wokingham conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard conveyancing transaction, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Wokingham

Purchase conveyancing requires the conveyancing solicitor in Wokingham to consider a wide range of issues. Examples of such factors can range from problems with the property's title to a short lease (less than 70 years) affecting the future saleability of the property.

The conveyancer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), solve outstanding issues and confirm that the legal title passes to the new owner.

This section gives useful guidance for homebuyers searching for conveyancing solicitors in Wokingham.

Your Wokingham conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from TSB, Paragon or any other lender, before you appoint a Wokingham conveyancing solicitor it is vital that you check that they can act in the interests of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some lenders will only accept a selected list (their 'panel') of solicitors or licensed conveyancers.

If that is the case, the lender will probably require a different legal firm to complete the legal work, and you will be expected to pay this alternative lawyer's costs. This can frustrate or delay the process.

Failing to confirm your lawyer's lender panel status could mean significant delays.

Quittance Conveyancing are approved members of all lender panels.

Searches (Wokingham Council)

Residential property searches are enquiries made of government bodies by Wokingham conveyancing solicitors to identify issues affecting the home you want to buy. They include:

  • Local Authority (LA) search - contains information about the property and surrounding area held by Wokingham Council
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability owed by Wokingham properties for local parish repairs.

Further searches, such as a Crossrail search or a disadvantaged area search, may also be recommended in the standard searches.

Wokingham Council has an approximate turnaround time of 6 weeks for LA searches, so your lawyer will advise using faster personal searches.

Planning searches

The buyer's conveyancing solicitor also retrieves the Title Register from HM Land Registry. This will help to expose any potential issues, for example neighbours' rights of access or errors on the title plan.

Wokingham Council Council Tax

Council tax is calculated by Wokingham Council on property value and the number of people living in the property. For example, a residential property in the Wokingham Council area in Band D would pay £1,741 per annum.

Conveyancing solicitors in Wokingham will inform a purchaser of the home'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 £1,306.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where an occupation is prohibited by law such as a compulsory purchase order. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Wokingham Council Tax (2018)
A £1,161
B £1,354
C £1,548
D £1,741
E £2,128
F £2,515
G £2,902
H £3,482

Can I challenge my valuation?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd
Reading
RG1 3ER
Berkshire

Stamp Duty on Wokingham properties

After a home sale has completed, the purchaser's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

If a home is valued at over £125,000, the purchaser usually must pay stamp duty.

Quittance Conveyancing's investment in the latest state-of-the-art case management system means that HMRC filing form rejections are a thing of the past.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Wokingham:

  Average sale price (2018 to date) SDLT
Average price £458,363 £12,918.15
Average price (detached) £603,905 £20,195.25
Average new build £502,227 £15,111.35
If you already own another property or share in a property you will be subject to an SDLT surcharge of 3%. E.g. if a second home was bought for £458,363 then the SDLT including the surcharge would be £36,669.04. .

Stamp duty relief for first-time buyers in Wokingham

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Wokingham should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wokingham

New build site

Buying a leasehold home is not as straightforward as buying a freehold property. Numerous technical obstacles may be awaiting an uninformed buyer, including:

  • onerous covenants
  • unreasonable managing agent fees
  • unfair developer practices
  • ground rent multipliers
Bad or incomplete leasehold advice, from an inexperienced lawyer, could have costly, long-term consequences.

If you intend to purchase a property with a lease, a experienced conveyancing solicitor in Wokingham will address aspects of leasehold, for example dealing with freeholders, reviewing the lease and share of freehold complexity.

Ensure that you are aware of all the potential issues and costs associated with the lease - You can call our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Wokingham?

New build site

According to data gathered by the Land Registry, the average price for Wokingham new build homes is £502,227. 15 brand new homes have been bought in Wokingham in 2018 so far.

A new-build conveyancing solicitor in Wokingham will need to be aware of Wokingham-specific considerations and new build's added complexities, such as advising on mortgage offer flexibility for delayed completion, confirming Section 38 agreements and working with warranty providers, including NHBC Buildmark, Zurich Municipal and BLP.

Our new build conveyancing department will provide a specialist assessment of the legal status of the property, scrutinising contract factors ranging from unreasonable leasehold terms to an assessment of other risks, such as regional infrastructure development.

Berkshire Conservation areas

Purchasing property in a conservation area should mean that the street's character will not drastically alter. However, conservation area restrictions will affect your house.

These conditions, referred to as Article 4 Directions, could include anything from general restrictions governing the use of unsympathetic materials, to limitations on skylights.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Langborough Road, Wargrave and Sonning are among the conservation areas in Wokingham. Your conveyancing solicitor will address whether your planned purchase is located one of Wokingham's conservation areas.

Conveyancing - Selling a property in Wokingham

The legal work involved in a property sale is less difficult than for a property purchase. The buyer will have to go through a comprehensive legal review into the property, whereas conveyancing solicitors in Wokingham acting for the seller mostly just gathers together any pertinent information and answers the buyer's questions .

Why do sales fall through?

Issues, such as being situated on a flood plain or parking issues or disputes, can potentially endanger a sale if not handled appropriately.

Don't bury your head and hope any such problems will go away - talk to a professional, face the issues head on, and find a solution at the earliest stage.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is a great deal more specialised than for a more straightforward freehold house.

Wokingham conveyancing solicitors will also perform extra work, such as liaising with the management company to obtain a completed copy of the Leasehold Property Enquiry Form, through to details of any consents for improvements made to the flat.

It is recommended that the seller instructs a leasehold-specialist conveyancer as early as possible to ensure the legal technicalities are handled correctly.

What if Quittance is acting for the other side?

CLC-regulated conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a Wokingham home, and one of our conveyancing solicitors is acting for the other side, you could instruct a property solicitor firm in Wokingham to carry out your legal work.

Local Wokingham conveyancing solicitor directory

  • Charles Platel & Partners (Solicitors) Limited, 2 Anvil Court, 50 Denmark Street, Wokingham, Berkshire, RG40 2BB
  • Clifton Ingram LLP, 22-24 Broad Street, Wokingham, Berkshire, RG40 1BA
  • Herrington Carmichael LLP, 27 Broad Street, Wokingham, Berkshire, RG40 1AU
  • Peter A C Sloan Solicitors, 2 The Courtyard, Denmark Street, Wokingham, Berkshire, RG40 2AZ
  • HM Law, Albany House, 14 Shute End, Wokingham, Berkshire, RG40 1BJ

Conveyancing - Remortgaging a property in Wokingham

Homeowners remortgage for all sorts of reasons, including the existing lender having refused a payment holiday, or releasing funds to help pay for home improvements. By far the most common reason, however, is to secure a better rate of interest.

You will typically be able to benefit from a lower rate faster by using a more efficient conveyancing solicitor in Wokingham, minimising the time taken to complete the conveyancing. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when securing the rate you want.

It is crucial that the property lawyer carrying out the remortgage can represent your new lender. Our conveyancing team are on all major lenders' panels, so whether you are moving to a 100% mortgage with the Royal Bank of Scotland or to a repayment mortgage with the Barnsley Building Society, we 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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