Updated: October 12, 2018

Wymondham conveyancing solicitor fees

No Move, No Fee conveyancing in Wymondham

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Wymondham for carrying out the legal work for a property transaction.

Are Wymondham conveyancing fees and costs fixed?

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 Wymondham who work on a price per hour basis. Your quote explains all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

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 Stamp Duty or managing agent information.

See: A guide to all conveyancing fees

How much will conveyancing in Wymondham cost in total?

Wymondham conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a commons registration search, may be needed.

With Quittance, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Wymondham

"Caveat emptor", or "buyer beware", was a key part of property law in England and Wales. This maxim no longer applies, however, it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

A Wymondham conveyancing solicitor will offer suggestions and advice following their enquiries, assist in resolving any issues and confirm that the Land Registry's record of the property is updated.

This section of the article considers the aspects of the buying process for conveyancing solicitors in Wymondham requiring a deeper level of knowledge.

Your Wymondham conveyancing solicitor must be lender-approved

Before choosing a Wymondham conveyancing solicitor, it is paramount that you confirm that they are approved by your chosen lender, whether you are taking out a mortgage from Halifax, the Earl Shilton Building Society or any other lender.

Your solicitor may be unable to act for your chosen lender, because some lenders will only work with a select list (referred to as a 'panel') of legal practices that match certain criteria.

If that is the case, the lender will need a second solicitor firm to carry out the legal work, and you will be expected to pay this alternative solicitor's fees. This can mean the process takes much longer.

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

Quittance Conveyancing can act for all lenders.

South Norfolk Council searches

Property searches are enquiries made of various authorities by Wymondham conveyancing solicitors to highlight issues affecting your new home. They include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Chancel repair liability - some Wymondham 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 authority search or a contaminated land report, may also be recommended subject to the outcome of the initial searches.

The average lead time for LA searches delivered by South Norfolk Council is 10 weeks. As a result, quicker regulated searches will be recommended.

Checking planning permission status

Your conveyancing solicitor will obtain official entries from HMLR. This will help to expose any issues, for example right of access issues or discrepancies with the filed plan.

South Norfolk Council Tax

Council tax is calculated by South Norfolk on property value and the number of people living in the property. For example, for an average Band C house in Wymondham, the council tax due would be £1,576 per year.

Conveyancing solicitors in Wymondham will inform a buyer of the property's band once they have the Local Authority search results.

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 £1,182.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the property is armed forces accommodation. A new home is assessed by the Valuation Office Agency and allocated a band.

Band South Norfolk Tax (2018)
A £1,182
B £1,379
C £1,576
D £1,773
E £2,167
F £2,560
G £2,954
H £3,545

Is it possible to appeal?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 were upheld and refunds awarded. To challenge your banding contact:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park

Stamp Duty on Wymondham properties

The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable.

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

See table below for stamp duty examples for properties in Norfolk:

  Average selling price (2018 to date) Stamp Duty
Average price £244,297 £2,385.94
Average price (detached) £320,404 £6,020.20
Average new build £289,372 £4,468.60
Homeowners must pay a higher rate of SDLT when buying a second home. Therefore, if a homeowner in Wymondham bought a second home for the average price of £244,297 the SDLT would be £12,214.85.

Stamp duty relief for first-time buyers in Wymondham

Relief is available on home purchases below £300,000 for first-time buyers.

Conveyancing solicitors in Wymondham should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Wymondham

New build site

It is thought that in excess of 100,000 UK property owners face property leases with problematic lease terms. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting buyer, such as:

  • spiralling ground rents
  • costly and undisclosed major works
  • unreasonable lease extension premiums
Incomplete leasehold information, delivered by a lawyer with little specialist experience, could have serious financial implications.

If you are planning to purchase a property with a lease, a expert conveyancing solicitor in Wymondham will investigate aspects of the leasehold purchase, for example any recent demands for service charges and ground rent, share of freehold complexity and dealing with landlords.

Make sure that you are aware of all the potential issues and costs associated with the lease with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Wymondham?

Building site

Based on data collated by Her Majesty's Land Registry, the average cost of new build homes in Wymondham is £289,372. 76 new build houses and flats have been bought in Wymondham in 2018 so far.

Purchasing a new build home is generally more complex than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Wymondham must be mindful of local considerations and needs to consider a range of factors, like handling reservation fees and dealing with incomplete service connection agreements.

Our award-winning team of conveyancers are specialists in working to tight developer deadlines and new build purchases.

Norfolk Conservation areas

If you are buying a home in one of Wymondham's conservation areas, the property will need to meet any conservation area constraints. Referred to as Article 4 directions, these building controls could include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

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

Parts of Wymondham lie within a South Norfolk LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Wymondham's conservation areas.

Conveyancing - Selling a property in Wymondham

Conveyancing for a sale of a home is simpler than when buying. The buyer's conveyancer will have to go through detailed research on the home. Conveyancing solicitors in Wymondham acting for the seller simply answers the purchaser's enquiries.

What could put your property sale at risk?

Obstacles, like not having appropriate warranties or excessive ground rent, can significantly delay a transaction if left unresolved.

Don't shy away from finding a solution as solicitors are trained to unearth any such issues. The best course of action is to get legal advice and deal with it promptly.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold flat (leasehold houses are not common) is a great deal more complicated than for a freehold property.

Conveyancing solicitors in Wymondham will also carry out additional work. This can involve contacting the landlord for the freeholder pack, through to details of any disputes with the current leaseholder.

Given the complexities of leasehold property, it is strongly advised that you contact a leasehold-specialist conveyancer as soon as the decision is made to sell.

What if Quittance conveyancers are acting for the other side?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You may want to instruct a property solicitor firm in Wymondham to carry out your conveyancing, if we are acting for the other side.


Conveyancing - Remortgaging a property in Wymondham

Homeowners remortgage their home for a variety of reasons, including wanting to borrow more, or getting on to a new fixed-rate deal. The most common reason, however, is to secure a preferential rate.

A good conveyancing solicitor in Wymondham can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a crucial factor in securing your preferred rate.

The property lawyer handling the remortgage needs to be able to act for your chosen bank or building society. Quittance Conveyancing are on the panel for all major lenders, so whether you are switching to a 100% mortgage with Bradford & Bingley or to a fixed-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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