Updated: October 12, 2018

Yate conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Yate

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Yate for the legal work involved in moving home.

Are Yate conveyancing fees and costs fixed?

Some conveyancing solicitors in Yate carry out the legal work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your quote will set out exactly what you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Stamp Duty Land Tax or leasehold information packs.

See: A guide to all conveyancing fees

How much will conveyancing in Yate cost in total?

Conveyancing solicitor fees in Yate will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. transport searches, may be needed.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. 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 Yate

In carrying out the conveyancing for a homebuyer, the Yate conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

The buyer's solicitor will offer suggestions and advice following their enquiries, solve outstanding issues and confirm that the legal title passes to the new owner.

The content below considers the types of residential property which could be of concern to buyers who need conveyancing solicitors in Yate.

Your Yate conveyancing solicitor must be lender-approved

Before you instruct a conveyancing solicitor in Yate, it is vital that you check that they can act in the interests of your chosen lender, whether you are obtaining a mortgage from NatWest, Accord Mortgages or any other lender.

Some lenders will only work with a select group (often referred to as a 'panel') of law firms that meet stringent criteria. If your conveyancer cannot act for your chosen lender, the lender will require an alternative legal firm to carry out the legal work.

The borrower will then have to cover this substitute solicitor's costs and significant delays to your move could occur.

Delays can result from failing to confirm your solicitor's lender panel status.

Our solicitors can perform the conveyancing for all lenders.

South Gloucestershire District Council searches

Searches are enquiries made of government bodies by Yate conveyancing solicitors to give details about the home you want to buy.

Searches are carried out primarily to meet lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as a tin mining search or a more detailed environmental report, may also be recommended in the standard searches.

The average lead time for searches supplied by South Gloucestershire District Council is 7 weeks. Your conveyancer will alternatively recommend using a faster search agent.

Finding planning permissions

The buyer's conveyancing solicitor also retrieves an Official Copy of the Title Register from HM Land Registry. This will help to reveal potential planning issues, for example restrictions that limit alterations or a difference between the agent's floorplan and the title plan.

South Gloucestershire District Council Council Tax

The council tax paid by a homeowner is based on a number of factors that include the size and layout of the property and the value of the property. E.g. for an average Tax Band D home in Yate, the council tax payable would be £1,783 per year.

Yate conveyancing solicitors will inform the buyer of the home's tax band after 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 reduces the tax due to 75% which would equal £1,337.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is occupied solely by students. The Valuation Office Agency (VOA) assign council tax bandings for new build homes, and where the owner has requested a revaluation.

Band South Gloucestershire District Council Tax (2018)
A £1,189
B £1,387
C £1,585
D £1,783
E £2,179
F £2,575
G £2,971
H £3,566

Could I be overpaying council tax?

A property owner can also apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

Stamp Duty on Yate properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125k.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out Stamp Duty Land Tax for typical property in Gloucestershire:

  Average sale price (2017) Stamp Duty Land Tax
Average price £295,493 £4,774.65
Average price (detached) £435,886 £11,794.30
Average new build £344,723 £7,236.15

Stamp duty relief for first-time buyers in Yate

First-time buyer stamp duty relief is available on property purchases below £300k. Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. E.g. if a second home was bought for £295,493 then the SDLT including the surcharge would be £23,639.44. .

Yate conveyancing solicitors will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Yate

New build site

The potential risks associated with owning a leasehold property are of serious concern for leasehold property purchasers. Increasing ground rents, onerous covenants and overpriced managing agent packs are only some of the many traps awaiting an uninformed buyer.

Serious financial ramifications can result from a solicitor's inaccurate leasehold advice.

A expert conveyancing solicitor in Yate will consider potential leasehold issues, such as managing agent practices, reviewing the lease itself (some documents can be centuries old) and sinking funds.

Our specialist 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 Yate?

New build site

According to data gathered by HMLR, 53 newly-constructed homes have been bought in Yate in 2018 so far. The average sale price of Yate new build properties is £307,383.

The legal side of acquiring a new build property is more complex than any other type of conveyancing. To avoid potential problems a Yate conveyancing solicitor should be mindful of local considerations and will consider a range of issues, e.g. handling equity loan schemes and verifying rights of easements.

With Quittance Conveyancing, you will get an expert appraisal of the legal title of the house or apartment, and in particular considerations like problematic leasehold terms and potential freehold acquisition traps.

Gloucestershire Conservation areas

Whether you are looking for a rural setting or Georgian architecture, moving into a conservation area should mean that the street's character will not drastically alter. However, conservation area constraints will affect your property.

Called Article 4 directions, these constraints can include anything from restrictions preventing the addition of new access, to restrictions on replacing windows.

If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

Your conveyancing solicitor will address whether your planned purchase is located one of Yate's conservation areas.

Conveyancing - Selling a property in Yate

The conveyancing process on a house sale is less difficult than for a property purchase. The buyer must carry out a full legal review on the legal title of your home, whereas conveyancing solicitors in Yate acting for the vendor simply gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What can sellers do to minimise the risk of your sale falling through?

Properties will frequently have a broad spectrum of challenges (e.g. restrictive covenants) which could protract or even derail the conveyancing process.

It is generally advisable for vendors to handle any such problems without delay.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold property is quite a lot more time-consuming than for a freehold house.

Yate conveyancing solicitors will also perform extra work, which could include getting the latest service charge and ground rent statement, through to a common parts fire risk assessment.

To help mitigate the delays involved in selling a leasehold house or flat, it is recommended that the seller instruct a conveyancer as soon as the property is marketed, if not before,.

What if Quittance is acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

You could contact a law firm in Yate to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Yate conveyancing solicitor directory

  • Wards Solicitors, 19 West Walk, Yate, Bristol, South Gloucestershire, BS37 4AX
  • Wards Solicitors LLP, 19 West Walk, Yate, Bristol, BS37 4AX
  • Batchelor Sharp, Unit 3, Badminton Court, Station Road, Yate, Bristol, South Gloucestershire, BS37 5HZ

Conveyancing - Remortgaging a property in Yate

Whilst there are many reasons to consider remortgaging, homeowners generally remortgage their home to benefit from a lower interest rate.

A proactive conveyancing solicitor in Yate can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the future of interest rates unclear, fast conveyancing can be a key consideration when securing your preferred rate.

A property lawyer will need to act for both you and the new lender, in order to confirm the lender's investment is secured.

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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