Updated: October 12, 2018

Woodley conveyancing solicitor fees

No Move, No Fee conveyancing in Woodley

Conveyancing solicitor fees are paid to your Woodley conveyancing solicitor for the legal work associated with moving home.

Are Woodley conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Woodley who work on a price per hour basis. Your quote sets out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like local authority searches or managing agent fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Woodley cost in total?

Conveyancing fees in Woodley should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

For a standard conveyancing transaction, 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 delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Woodley

As a key part of the legal work for a property purchase, the conveyancing solicitor in Woodley will carry out due diligence on the tenure and investigate the property's title and feed the results of their enquiries back to the buyer.

The property lawyer will give advice after making their enquiries, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.

This section discusses elements of the buying process for conveyancing solicitors in Woodley that necessitate specialised skills.

Your Woodley conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a large lender such as the Yorkshire Building Society, to a less common mortgage lender like the Chelsea Building Society. Before instructing a conveyancing solicitor in Woodley, it is essential that you check that they are approved by your chosen lender.

Quite a few mortgage lenders are only prepared to work with a restricted panel of law firms. If a conveyancer is unable to act for your chosen lender, the lender will require a second firm to act in their interests.

The purchaser will be expected to pay this alternate lawyer's costs, and weeks could be added to the conveyancing process.

Failing to check your lawyer's lender panel status could mean serious delays.

Quittance Conveyancing can act for all banks and other lenders.

Wokingham Council searches

Residential property searches are questions submitted to public bodies by Woodley conveyancing solicitors to give details about the property being purchased. They include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Woodley properties for local parish repairs.

More specialised searches, such as a highways search or a more detailed environmental report, may also be referred to subject to the outcome of the initial searches.

The estimated delivery time for property searches provided by Wokingham Council is 6 weeks, so your conveyancer will instead use a quicker local search agent.

Planning searches

Your conveyancing solicitor will also obtain official entries from HMLR. This will help to identify planning issues, such as outbuildings missing from the title plan or restrictive covenants governing the use of the property.

Wokingham Council Council Tax

Council tax is calculated by Wokingham Council on property value and the number of people living in the property. E.g. a house in the Wokingham Council area in Band B would pay £1,354 per annum.

Woodley conveyancing solicitors will inform a buyer of the home's council tax band once this is confirmed by the searches.

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 £1,016.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency assign council tax bandings for newly-constructed property, and where the owner has requested a revaluation.

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

Is it possible to reduce my council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made. 20 resulted in a reduction. To appeal contact:

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

Stamp Duty on Woodley properties

With some exceptions, if you buy a property over the £125k threshold you will have to pay SDLT. After a residential property sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

Quittance's integrated conveyancing case management system integrates with online SDLT filing systems to ensure that the SDLT is paid quickly and with minimal fuss.

See examples for Berkshire properties:

  Average sale price (2017) SDLT
Average price £346,544 £7,327.20
Average price (detached) £564,566 £18,228.30
Average new build £364,684 £8,234.20

Stamp duty relief for first-time buyers in Woodley

For first-time buyers, stamp duty is only payable on purchases over £300k. Higher rates of SDLT apply to buyers of second residential property in the form of a higher SDLT rate of 3%. So if a second home was bought for £346,544 then the SDLT total will be £27,723.52.

Conveyancing solicitors in Woodley should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Woodley

New build site

The drawbacks of leasehold property ownership should be of serious concern. The many potential traps awaiting the unsuspecting buyer could include:

  • increasing ground rents
  • overpriced managing agent packs
  • unfair clauses in the lease
Inaccurate leasehold advice, from an inexperienced solicitor, can have serious consequences.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Woodley will address aspects of leasehold, for example :

  • sometimes ancient and arcane lease documents
  • annual statements of account and budgets for service charges
  • managing agent practices
  • onerous covenants
  • leases approaching 80 years remaining

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Woodley?

House under construction

The average sale price of Woodley new build properties is £364,684, (source: HMLR). 167 newly-constructed homes were purchased in Woodley last year.

Buying a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Woodley conveyancing solicitor must be conscious of both region-specific issues and also should check a range of issues, like dealing with delays associated with off-plan and verifying rights of access.

Our highly qualified team of new build conveyancers specialise in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.

Berkshire Conservation areas

Your conveyancing solicitor will check if the property you are purchasing is in one of Woodley's conservation areas. If it is, the house will be affected by certain constraints. These constraints may include possible restrictions on solar panel positioning, limitations on new outbuildings or restrictions on hard standings at the front of the property.

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Woodley.

Conveyancing - Selling a property in Woodley

The conveyancing process on a property sale is generally simpler than for a purchase. The buyer's conveyancer must carry out an investigation on the property. Conveyancing solicitors in Woodley acting for the seller effectively just answers the purchaser's enquiries.

Factors that could delay or endanger your sale

A house or flat can face any number of potential roadblocks (for example being in an area threatened by local development) which could draw out the conveyancing process for weeks (or more).

Property specialists will almost always recommend to vendors that they tackle these issues head on.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (leasehold houses are rare) is quite a lot more specialised than it is for a freehold home.

Conveyancing solicitors in Woodley will also need to carry out additional work. This can involve approaching the managing company for ground rent details, through to a copy of the buildings insurance for the common parts.

Estate agents are right to recommend that sellers instruct a conveyancer as soon as the property is marketed, if not before, to reduce the impact of any leasehold-caused problems.

What if you are already acting for the other side?

Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

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

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Conveyancing - Remortgaging a property in Woodley

The most common reason homeowners remortgage is to get a more affordable interest rate. There are also other reasons to think about remortgaging, including getting on to a new fixed-rate deal, or releasing funds to help pay for home improvements.

Homeowners should be able to enjoy a better rate sooner by using a more efficient conveyancing solicitor in Woodley, shortening the time the conveyancing takes. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in securing the rate you want.

It is important that your property lawyer can represent your new mortgage lender. Our conveyancers are on all major UK lenders' panels. So whether you are moving to a fixed-rate mortgage with the NatWest or to a capped-rate mortgage with the Furness 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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