Updated: October 12, 2018

Wootton Bassett conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wootton Bassett

Conveyancing solicitor fees are what you pay conveyancing solicitors in Wootton Bassett for the legal work associated with buying or selling a property.

Do Wootton Bassett conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Wootton Bassett will work on an hourly rate. Our conveyancers work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out what you will pay when your sale or purchase completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

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 ID checks or Stamp Duty.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Wootton Bassett cost?

While conveyancing fees in Wootton Bassett will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a historic mining search, may be needed and Local Authority Search fees can vary.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Wootton Bassett

Purchase conveyancing will require a Wootton Bassett conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title to problems affecting the mortgageability (e.g. Green Deal repayments).

The buyer's solicitor will report their findings back to the buyer and the lender (where there is a mortgage), help with resolving any problems and ensure that the change of ownership is registered at the Land Registry.

The content below discusses the property types which may involve additional risk for people who want conveyancing solicitors in Wootton Bassett for a purchase.

Your Wootton Bassett conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a less common mortgage lender like the Buckinghamshire Building Society, to a large lender such as NatWest. Before choosing a Wootton Bassett conveyancing solicitor, whoever you choose, it is very important that you make sure that they are on the panel of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some banks and building societies only accept a restricted group of solicitors or licensed conveyancers that meet strict criteria.

If that is the case, the lender will require a different law firm to carry out the legal work, and you will be expected to pay this alternate solicitor's costs. This can push back the completion date of the purchase.

Failing to confirm your property lawyer's lender panel status could result in serious delays.

Our conveyancing solicitors can act on behalf of all lenders.

Searches (Wiltshire Council)

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by Wootton Bassett conveyancing solicitors to expose issues that could impact how much the property you intend to buy will be worth.

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

More pertinent searches, such as an HS2 search or a mining search, may also be advised in the standard search results.

Buyers will have to endure a wait of up to 16 weeks for property searches delivered by Wiltshire Council, so your solicitor will instead order faster regulated searches.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will request an 'Official Copy of the Title Register' from the Land Registry. This will help to identify any potential issues. Examples of these include the title plan showing only very general boundaries or restrictive covenants governing the use of the property.

Wiltshire Council Council Tax

As a homeowner in Wootton Bassett, 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 instance a residential property in the Wiltshire Council area in Band D would pay £1,778 per annum.

A conveyancing solicitor in Wootton Bassett will inform the 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 £1,333.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or if the resident is living in long term residential care.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

Are you about you buy a home in the wrong council tax band?

To challenge your banding contact:

Valuation Office Agency
Ley Court
Barnett Way
Gloucester
GL4 3RT
Gloucestershire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made. 30 resulted in a reduction.

Stamp Duty on Wootton Bassett properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

If a house is purchased for £125k or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

Quittance's investment in the latest integrated case management system means that HMRC filing rejections are a thing of the past.

See examples for local properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £304,418 £5,220.90
Average price (detached) £429,953 £11,497.65
Average new build £318,433 £5,921.65
Higher rates of stamp duty apply to buyers of second residential property in the form of a stamp duty surcharge of 3%. E.g. if a second home was bought for £304,418 then the stamp duty including the surcharge would be £24,353.44. .

Stamp duty relief for first-time buyers in Wootton Bassett

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Wootton Bassett conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wootton Bassett

New build site

It can be risky to buy a leasehold house or flat without knowing what you are getting into. Unreasonable ground rents, unreasonable managing agent fees and sub-letting restrictions are only some of the frequent complications lying in wait for an uninformed purchaser.

Poor leasehold guidance, from an inexperienced property lawyer, could have costly, long-term consequences.

A good conveyancing solicitor in Wootton Bassett will consider possible leasehold issues, including :

  • checking the lease itself
  • service charges
  • managing agent or landlord enquiries
  • share of freehold complexity

Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Wootton Bassett?

New build building site

According to data compiled by the HM Land Registry, the average purchase price of Wootton Bassett new build property is £353,411. 33 new build houses and flats have been bought in Wootton Bassett in 2018 so far.

Buying a new build home is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Wootton Bassett must be conscious of local Wootton Bassett factors and will need to investigate several key factors, e.g. handling reservation fees and verifying rights of easements.

Our highly qualified new build team are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in Wiltshire

If you are purchasing a property in a conservation area in Wootton Bassett, the property must be compliant with any local conservation area conditions. These building controls, referred to as Article 4 Directions, could include:

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

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

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

Conveyancing - Selling a property in Wootton Bassett

The conveyancing process on a house sale is simpler than when purchasing. With a property purchase, caveat-emptor' means that the onus lies with the purchaser to discover whether the property they are purchasing is mortgageable and is (or can be) registered at the Land Registry.

Conversely, with a sale, conveyancing solicitors in Wootton Bassett acting for the seller effectively just answer the buyer's questions.

Why do sales fall through?

Common issues, like not having appropriate warranties, can actually derail a sale if they are ignored.

It is better not to hide from the issue, trusting that the issue won't be discovered, instead talk to a professional and attempt to resolve it as quickly as possible.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is a great deal more difficult than it is for a freehold home.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Wootton Bassett, including obtaining the latest service charge and ground rent statement or any details of any ongoing enfranchisement process.

Vendors should instruct a solicitor as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both sides.

You may want to instruct a property solicitor firm in Wootton Bassett to carry out your conveyancing, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Wootton Bassett conveyancing solicitor directory

  • Bevirs, 141 High Street, Royal Wootton Bassett, Swindon, Wiltshire, SN4 7AZ
  • Awdry Bailey & Douglas, Stafford House, 57 High Street, Royal Wootton Bassett, Wiltshire, SN4 7AQ

Conveyancing - Remortgaging a property in Wootton Bassett

Reducing monthly repayments by finding a lower rate is usually why people remortgage. There are other reasons, for example releasing capital to pay off other debts, or fixing the mortgage on a new discounted rate.

A proactive conveyancing solicitor in Wootton Bassett can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting on to the rate you want.

The property lawyer carrying out your remortgage must also be able to act on behalf of the new lender. Our conveyancing team are on the panel for all major UK lenders. So no matter whether you are moving to a lifetime tracker mortgage with Santander or to a repayment mortgage with the Skipton 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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