Updated: October 12, 2018

Wycombe conveyancing solicitor fees

No Move, No Fee conveyancing in Wycombe

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Wycombe for the legal work for a home sale or purchase.

Do Wycombe conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Wycombe who offer services on an hourly rate. Your quote will set out what fees you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty or office copies.

See: Complete list of conveyancing fees

How much will conveyancing in Wycombe cost in total?

Wycombe conveyancing solicitor fees will not vary. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate your conveyancing fees, 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 Wycombe

Wycombe is a local government district in Buckinghamshire. Its administrative centre is High Wycombe and the district includes the affluent vibrant market towns of Princes Risborough and Marlow and several pretty villages and hamlets - offering a wide choice of properties. Bordering on the Chiltern Hills and with the River Thames meandering through it, three-quarters of the countryside in the district is designated as an area of outstanding natural beauty.

With good schools, excellent employment opportunities and transport links, Wycombe is a popular area for families. House prices in hotspots such as Marlow are higher than average, but more affordable homes are available in the outlying villages.

Conveyancing for home buyers

Purchase conveyancing requires a Wycombe conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. adverse possession) to the future saleability of the property.

The buyer's lawyer will feed the results of their enquiries back to the buyer, deal with any legal problems and confirm that the Land Registry's record of the property is updated.

The following provides advice for buyers who need conveyancing solicitors in Wycombe.

Your Wycombe conveyancing solicitor must be lender-approved

Before you choose a Wycombe conveyancing solicitor, it is vital that you check that they can act for your chosen lender, whether you are obtaining a mortgage from Godiva Mortgages, the Scottish Building Society or any other lender.

Quite a few lenders will only accept a restricted group of legal firms. If a solicitor is unable to act for your chosen lender, the lender will require a second legal firm to carry out the legal work.

You will then have to cover this alternate lawyer's costs and the conveyancing process could take much longer.

Neglecting to check your property solicitor's lender panel status can frustrate the process.

Our conveyancing solicitors are on the panel of all mortgage providers.

Wycombe District Council searches

Searches are questions submitted to a number of authorities by Wycombe conveyancing solicitors to highlight issues affecting your planned purchase.

Mortgage lenders almost always need a list of searches to be carried out. Required searches will include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - some Wycombe property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Additional searches, such as a highways search or a mining search, may also be recommended in the standard searches.

Homebuyers will have to endure a wait of around 7 weeks for property searches supplied by Wycombe District Council, so quicker regulated searches will be recommended.

Planning searches

Official Entries will also be applied for from HM Land Registry by the conveyancing solicitor acting for the homebuyer, helping to identify any potential issues, for example rights or restrictions on how the property may be used or discrepancies with the filed plan.

Wycombe District Council Council Tax

Council tax is calculated by Wycombe District Council on property value and the number of people living in the property. For example, for an average Valuation Band B home in Wycombe, the council tax would be £1,336 per year.

Conveyancing solicitors in Wycombe will inform a purchaser of the home's tax band once they are made aware.

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 £1,002.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the property is left empty by someone receiving medical treatment.

Band Wycombe District Council Tax (2018)
A £1,145
B £1,336
C £1,527
D £1,718
E £2,100
F £2,482
G £2,864
H £3,436

Are you paying too much?

Contact the VOA for more information on how to challenge your tax band:

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

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on Wycombe properties

If you are buying a property that costs over £125,000, then you will have to pay stamp duty to HMRC.

Steep fines await those who miss the SDLT payment deadline.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See stamp duty examples for homes in Wycombe:

  Average selling price (2017) Stamp Duty
Average price £451,245 £12,562.25
Average price (detached) £731,263 £26,563.15
Average new build £401,508 £10,075.40
Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. E.g. if a second property was bought for £451,245 then the stamp duty including the surcharge would be £36,099.60. .

Stamp duty relief for first-time buyers in Wycombe

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

Conveyancing solicitors in Wycombe should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Wycombe

New build site

The possible drawbacks of leasehold property ownership remain of serious concern. Increasing ground rents, sinking fund issues and unfair clauses in the lease are only some of the many potential difficulties awaiting the unsuspecting purchaser.

Misguided leasehold advice, from an inexperienced conveyancing solicitor, can have serious consequences.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Wycombe will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself
  • service charges, ground rents and buildings insurance arrangements
  • reviewing correspondence between the freeholder and leaseholder
  • external decorations

Make sure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Wycombe?

House being built

Based on data collated by the Land Registry, the average sale price of Wycombe new build properties is £295,772. 16 new builds have been bought in Wycombe in 2018 so far.

The legal work for buying a new build property is more involved than any other type of conveyancing. To avoid potential problems a Wycombe conveyancing solicitor needs to be aware of local Wycombe considerations and needs to check a range of issues, such as liaising with the builder's onsite sales team and spotting incomplete agreements for roads and sewers.

Our team of new build conveyancers are experts in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas

Your conveyancing solicitor will check if the residential property you are intending to buy is in one of Wycombe's conservation areas. If it is, the property is affected by restrictions. Referred to as Article 4 directions, these conditions could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Wycombe conservation areas include Fawley, Meadle and Northend. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Wycombe's conservation areas.

Conveyancing - Selling a property in Wycombe

The legal process for a sale of a house or flat is generally simpler than when buying. During the sale of a house or flat, the obligation is solely on the buyer to make sure that the title of the property does not have any legal issues.

With a sale, conveyancing solicitors in Wycombe acting for the person selling need only answer the buyer's solicitor's questions.

What steps can you take to reduce the risk of an abortive sale?

A house or flat can face many challenges (e.g. excessive ground rent or an issue with noisy neighbours) that can jeopardise a sale.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues, instead talk to a professional, square up to the issue(s), and find a solution ASAP.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold

Conveyancing for a leasehold flat or house is a great deal more involved than for a freehold property.

Conveyancing solicitors in Wycombe will also perform extra work, and this could include obtaining an up-to-date service charge statement, through to a common parts fire risk assessment.

Vendors should instruct a property lawyer as early as possible to help mitigate (somewhat inevitable) leasehold delays.

What if Quittance is acting for the other side?

SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

You may want to instruct a property solicitor firm in Wycombe to carry out your conveyancing, if a Quittance conveyancing solicitor is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Wycombe

Homeowners remortgage their home for all sorts of reasons, including extending the mortgage term, or fixing the mortgage on a new discounted rate. By far the most common reason, however, is to get a lower interest rate.

You will typically be able to benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Wycombe. With the future of interest rates unclear, fast conveyancing can be a critical factor in securing the rate you want.

A property lawyer will represent both you and the new lender, in order to ensure that the new interest in the property is registered correctly and the interests of the lender are protected.

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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