Updated: October 12, 2018

Woodbridge conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Woodbridge

Conveyancing solicitor fees are the amounts you pay to your Woodbridge conveyancing solicitor for carrying out the legal work for a property transaction.

Are Woodbridge conveyancing fees and costs fixed?

Some conveyancing solicitors in Woodbridge work on a fees per hour basis. Our solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote sets out what you will pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's 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, such as Stamp Duty Land Tax or landlord's notice fees.

See: A guide to all conveyancing fees

How much will conveyancing in Woodbridge cost in total?

Though conveyancing fees in Woodbridge will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and specific extra searches, such as a mining search, may be necessary.

For a standard conveyancing transaction, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. To calculate your conveyancing fees, 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 Woodbridge

In carrying out the conveyancing for the purchase of a house or flat, the Woodbridge conveyancing solicitor will look into the property's title and report back to the purchaser and the mortgage lender (if applicable).

The buyer's property lawyer will offer professional advice after making their enquiries, iron out any legal issues and register the title in the new owner's name.

This section of the article provides recommendations for people searching for conveyancing solicitors in Woodbridge for a purchase.

Your Woodbridge conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in Woodbridge, it is vital that you check that they are on the approved panel of your mortgage lender, whether you are getting a mortgage from Santander, the Harpenden Building Society or any other lender.

Quite a few lenders will only accept a selected list (known as a 'lender panel') of firms that match certain criteria. If a solicitor is unable to act for your mortgage lender, the lender will probably need a second solicitor firm to carry out the legal work.

The borrower will be expected to pay this second solicitor's costs and the conveyancing process could take much longer.

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

Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.

Property Searches (Suffolk Coastal District Council)

Searches are enquiries made of government bodies by Woodbridge conveyancing solicitors to identify information and potential issues affecting your new home. They include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Additional searches, such as an HS2 search or a more detailed environmental report, may also be advised subject to the outcome of the initial searches.

The approximate delivery time for Local Authority searches obtained from Suffolk Coastal District Council is 7 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning documents

Office copies will also be obtained by the conveyancing solicitor acting for the buyer, helping to evidence any potential issues, for example the title plan showing only very general boundaries or neighbours' rights of access.

Suffolk Coastal District Council Council Tax

The council tax paid by a homeowner is based on a number of criteria including the location of the property and the value of the home as determined by the VOA in 1991. For example, a home in the Suffolk Coastal District Council area in Tax Band B would pay £1,289 per annum.

Conveyancing solicitors in Woodbridge will inform a buyer of the property's band once 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 (25%) would reduce the tax due to £967.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch.

Band Suffolk Coastal District Council Tax (2018)
A £1,105
B £1,289
C £1,473
D £1,657
E £2,025
F £2,393
G £2,762
H £3,314

Could you be overpaying?

To appeal contact:

Valuation Office Agency
St. Clare House

From April 2016 to March 2017, 30 council tax challenges were made, of which 10 saw a reduction.

Stamp Duty on Woodbridge properties

The threshold for Stamp Duty Land Tax for a home is £125,000. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

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

See table below for SDLT examples for properties in Woodbridge:

  Average selling price (2017) Stamp Duty
Average price £361,044 £8,052.20
Average price (detached) £469,969 £13,498.45
Average new build £364,346 £8,217.30
Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. For example, if an existing homeowner bought a second home in Woodbridge for the average price of £361,044 the SDLT would be £28,883.52.

Stamp duty relief for first-time buyers in Woodbridge

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with relief up to £500,000 in some areas.

Woodbridge conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Woodbridge

New build site

Purchasing a leasehold house or flat without being aware of the facts is risky. Numerous legal issues could be lying in wait for the unsuspecting buyer, such as ground rent multipliers and undisclosed major works.

Serious consequences can result from an inexperienced property lawyer's failure to give good leasehold advice.

A experienced conveyancing solicitor in Woodbridge will address aspects of leasehold, for example checking the lease itself, absent freeholders and ground rents and service charges.

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 Woodbridge?

New build building site

The average price for a new build home in Woodbridge is £262,498, according to information compiled by Her Majesty's Land Registry. 2 new build homes have been bought in Woodbridge in 2018 so far.

The legal work for purchasing a new build property requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a Woodbridge conveyancing solicitor must be mindful of Woodbridge-specific issues and needs to check numerous things, such as dealing with failures to arrange warranty provider inspections and ensuring new estate roads are adopted.

Our award-winning new build conveyancing team specialise in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.

Suffolk Conservation areas

Purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area constraints will affect your property.

These conditions can include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

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

Parts of Woodbridge lie within a Suffolk Coastal LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Woodbridge.

Conveyancing - Selling a property in Woodbridge

The legal work involved in a sale of a house or flat is more straightforward than for a property purchase. For a house purchase, the onus lies with the purchaser to satisfy themselves that the property they are purchasing is legally sound.

On the other hand, when selling, conveyancing solicitors in Woodbridge acting for the existing owner only need to answer questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

Frequently occurring issues, such as not being connected to the water mains or issues with neighbours' rights over the property, can easily derail the sale process if not dealt with promptly.

Don't shy away from finding a solution and hope the buyer's solicitor won't notice. Instead, you should get professional advice and tackle it at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is much more technical than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Woodbridge will need to conduct additional legal work, which could include obtaining an up-to-date service charge statement or any documentation relating to forfeiture proceedings.

To help mitigate the delays involved in selling a leasehold house or flat, it is recommended that the seller instruct a lawyer as early as possible.

What if Quittance is already acting for the other side?

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

If you are buying or selling a Woodbridge property, and a Quittance solicitor is acting for the other side, you could contact a local Woodbridge conveyancing solicitor firm to handle your legal work.


Conveyancing - Remortgaging a property in Woodbridge

People remortgage their home for a variety of reasons, including getting on to a new fixed-rate deal, or releasing capital. The main reason, however, is to lower their monthly repayments.

A good conveyancing solicitor in Woodbridge will complete the conveyancing quickly, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for the new mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So no matter whether you are moving to an interest-only mortgage with the Nationwide Building Society or to a fixed-rate mortgage with the Monmouthshire Building Society, Quittance 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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