Updated: October 12, 2018

Yateley conveyancing solicitor fees

No Move, No Fee conveyancing in Yateley

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Yateley for the legal work associated with moving home.

Are Yateley conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Yateley who work on an hourly rate. Your quote explains all fees and disbursements you will need to pay when your house or flat sale completes.

What are disbursements?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty Land Tax or telegraphic transfer fees.

See: Complete list of conveyancing fees

How much will conveyancing in Yateley cost in total?

Conveyancing solicitor fees in Yateley will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, council search fees will vary and specific extra searches, e.g. a historic mining search, may be necessary.

For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Yateley

Recent changes to the law mean that a seller should disclose defects or disputes to their estate agent and to the purchaser.

It is, however, still the duty of a conveyancing solicitor in Yateley to carry out due diligence on the property, feed the results of their enquiries back to the buyer, iron out any legal issues and register the title in the new owner's name.

This article examines the aspects of the legal process for conveyancing solicitors in Yateley that necessitate specialist knowledge.

Your Yateley conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche lender like Aldermore Bank or a large lender such as Santander, before you appoint a Yateley conveyancing solicitor it is critical that you make sure that they are on the approved panel of your mortgage lender.

Most banks and building societies will only work with a select group (often referred to as a 'panel') of legal practices that meet stringent standards. If a solicitor cannot act for your mortgage lender, the lender will require a second law firm to complete the legal work.

The home buyer will be expected to pay this alternate lawyer's costs and significant delays to your move could occur.

The conveyancing process can be seriously delayed if you fail to confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all mortgage providers.

Residential Property Searches (Hart District Council)

Searches are carried out by Yateley conveyancing solicitors to identify any pertinent information that could possibly compromise how much the property you are buying is worth. They include:

  • Local Authority (LA) search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated 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 - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a tin mining search or a ground stability report, may also be recommended in the initial search results.

The estimated processing time for Residential property searches supplied by Hart District Council is 6 weeks, so quicker regulated searches will be advisable.

Planning documents

Your conveyancing solicitor will get official entries from HMLR, helping to identify any planning issues. These issues could include discrepancies with the filed plan or restrictive covenants governing the use of the property.

Hart District Council Council Tax

The council tax paid by a homeowner is based on various criteria such as the property's whereabouts and the value of the property. For example, for an average Tax Band C residential property in Yateley, the tax would be £1,500.

A conveyancing solicitor in Yateley will inform the purchaser of the home's council tax band after 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 £1,125.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the property is owned by a charity and is unoccupied.

Band Hart District Council Tax (2018)
A £1,125
B £1,313
C £1,500
D £1,688
E £2,063
F £2,438
G £2,813
H £3,376

Is your new home in the wrong band?

From April 2016 to March 2017, 30 council tax challenges were made, and 10 resulted in a reduction. To challenge your banding contact:

Valuation Office Agency
Kings Wharf
20-30 Kings Rd

Stamp Duty on Yateley properties

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the house if it exceeds £125,000. Completing the SDLT1 form yourself is difficult and not for those unfamiliar with it.

Quittance Conveyancing's case management system integrates with electronic filing systems to ensure that the SDLT is paid in full quickly and with minimal fuss.

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

  Average selling price (2017) Stamp Duty Land Tax
Average price £404,056 £10,202.80
Average price (detached) £574,161 £18,708.05
Average new build £437,929 £11,896.45

Stamp duty relief for first-time buyers in Yateley

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you already own another property or share in a property , anywhere in the world you will be subject to a 3% surcharge. E.g. if a second property was bought for £404,056 then the SDLT including the surcharge would be £32,324.48. .

Yateley conveyancing solicitors will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Yateley

New build site

Purchasing a leasehold property if you are unaware of the facts can be fraught with risk. There are many legal issues that may be lying in wait for the unsuspecting purchaser, including increasing ground rents and sinking fund issues.

Poor leasehold guidance, from a property lawyer with limited leasehold experience, can have serious consequences.

If you intend to purchase a house or flat with a lease, a expert conveyancing solicitor in Yateley will consider possible leasehold issues, e.g. service charges, ground rents and buildings insurance arrangements, short leases and managing agent practices.

Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Yateley?

House under construction

Based on HM Land Registry data, the average value of new build properties in Yateley is £437,929. 7 new build properties were purchased in Yateley last year.

The legal side of buying a new build home is frequently more involved than other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Yateley must be mindful of local Yateley issues and must look into numerous things, like handling structural guarantees and handling withdrawal under the Consumer Code for Housebuilders.

Our expert new build team provide an impartial assessment of the legal status of the property, paying close attention to issues like the home's subsequent mortgageability and exponential ground rent and service charges (where applicable).

Conservation areas in Hampshire

When carrying out the legal work for a home in Yateley, a conveyancing solicitor will check if the house is in a conservation area in Yateley. If it is, the house is affected by building controls. These building controls could include anything from restrictions on painting external walls, to general restrictions governing unsympathetic additions or modifications.

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

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

Conveyancing - Selling a property in Yateley

The legal process for a house sale is much easier than for a purchase. The purchaser will have to carry out a detailed investigation on your home. Conveyancing solicitors in Yateley acting for the seller, however, essentially just collates information and replies to the solicitor's standard and additional enquiries .

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

Common obstacles, like having a flying freehold, can protract a transaction.

Property specialists usually advise that vendors handle these issues without delay.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (houses are rarely leasehold) is much more involved than for a more straightforward freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Yateley, for example sourcing the latest service charge and ground rent statement or details of any consents for alterations.

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that you instruct a solicitor as early in the process as possible, and preferably before going on the market,.

Can Quittance conveyancers act for both sides?

A CLC-regulated conveyancer can act for both parties. However, SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a property sale.

You could instruct a property solicitor firm in Yateley to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Yateley conveyancing solicitor directory

  • Davies Blunden & Evans, 68a Reading Road, Yateley, Hampshire, GU46 7UJ

Conveyancing - Remortgaging a property in Yateley

Benefitting from a lower interest rate to reduce monthly expenses is primarily why homeowners decide to switch lenders. There are other reasons, for example releasing equity, or moving from a tracker to a fixed-rate.

A proactive conveyancing solicitor in Yateley can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting on to the rate you want.

It is important that the property lawyer undertaking the legal work can also act for your chosen mortgage lender. Quittance Conveyancing are on all major lenders' panels, so whether you are moving to a 100% mortgage with Bradford & Bingley or to a capped-rate mortgage with the Monmouthshire Building Society, our remortgage specialists 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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