Updated: October 12, 2018

Yeovil conveyancing solicitor fees

No Move, No Fee conveyancing in Yeovil

Conveyancing solicitor fees are the costs you pay your Yeovil conveyancing solicitor for the legal work for a home sale or purchase.

Are Yeovil conveyancing fees and costs fixed?

Our conveyancing solicitors work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Yeovil who offer services on an hourly-rate basis. Your quote will explain what you will pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty or ID checks.

See: A guide to all conveyancing fees

How much will the total Yeovil solicitor conveyancing fees be?

Yeovil conveyancing fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, additional region-specific searches, such as a Coal Authority search, may be needed and council search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate the conveyancing fees for your move, 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 Yeovil

In carrying out the conveyancing for a property purchase, the Yeovil conveyancing solicitor will investigate the property's title and report back to the buyer and the lender.

The buyer's lawyer will offer professional advice once their enquiries are complete, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This part of the article provides useful advice for buyers looking for conveyancing solicitors in Yeovil.

Your Yeovil conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from the Furness Building Society, NatWest or any other lender, before selecting a Yeovil conveyancing solicitor you need to check that they can act on behalf of your chosen lender.

Quite a few lenders are only prepared to work with a select list (referred to as a 'panel') of legal firms that meet strict selection criteria. If a solicitor cannot act for your chosen lender, the lender will probably require a different firm to complete the legal work.

The purchaser will usually need to pay this alternative lawyer's fees and the conveyancing process could take much longer.

Neglecting to check the lender panel status of your solicitor could result in significant delays.

Quittance Conveyancing are approved to act for all banks and building societies.

South Somerset District Council searches and other searches

Searches will be applied for by Yeovil conveyancing solicitors to identify any broader issues that could impact how much the property you are purchasing is worth.

Mortgage lenders will also require searches to be applied for. Required searches will include:

  • Local Authority search - planning and development details from South Somerset District Council records
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a more detailed flood report or an energy search, may also be recommended depending on the contents of the standard searches.

The estimated processing time for LA searches supplied by South Somerset District Council is 2 weeks. Your lawyer will therefore recommend using faster personal searches.

Finding planning permissions

Official Entries will also be obtained by the conveyancing solicitor acting for the purchaser. This will help to highlight any potential issues, for example discrepancies between the property boundaries and the title plan or that a restrictive covenant has been breached.

South Somerset District Council Council Tax

The council tax paid by a homeowner is based on various criteria that include the size and character of the home and the value of the property as determined by the VOA in 1991. For instance the occupier of a Band E home in the South Somerset District Council area would pay annual council tax of £2,102.

A conveyancing solicitor in Yeovil will inform a purchaser of the property'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 £1,576.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. A new property is assessed by the Valuation Office Agency and allocated a banding.

Band South Somerset District Council Tax (2018)
A £1,146
B £1,337
C £1,529
D £1,720
E £2,102
F £2,484
G £2,866
H £3,439

Are you paying more than you should?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
Vespasian House
Bridport Rd
Dorchester
DT1 1PX
Dorset

Stamp Duty on Yeovil properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

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

Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

The following table illustrates SDLT examples for typical properties in Yeovil:

  Average selling price (2017) Stamp Duty
Average price £231,175 £2,123.50
Average price (detached) £341,162 £7,058.10
Average new build £193,552 £1,371.04
If you already own another residence you will be subject to a 3% SDLT surcharge. For example, if a homeowner bought a second home in Yeovil for the average price of £231,175 the SDLT would be £11,558.75.

Stamp duty relief for first-time buyers in Yeovil

In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k.

Yeovil conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Yeovil

New build site

The drawbacks associated with purchasing a leasehold property in the UK are increasingly coming to light. There are many legal issues that may be awaiting an uninformed buyer, including:

  • spiralling ground rents
  • freeholds sold without first refusal to leaseholders
  • overpriced managing agent packs
  • reversionary interests
Bad or incomplete leasehold advice, from a conveyancing solicitor with only freehold experience, can have serious consequences.

If you intend to purchase a house or flat with a lease, a good conveyancing solicitor in Yeovil will consider possible leasehold issues, for example absent freeholders, reviewing the lease itself (leases can be 10's or even 100's of years old) and unexpired lease terms.

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

Buying a 'New Build' property in Yeovil?

Building site

According to Land Registry information, the average purchase price of new builds in Yeovil is £109,944. 6 new build properties have been bought in Yeovil in 2018 so far.

A new-build conveyancing solicitor in Yeovil will need to be aware of Yeovil-specific factors and new build's additional complexities, such as dealing with fast exchange timeframes and ensuring new estate roads are adopted.

Our highly qualified team of conveyancers are experts in new build purchases and working to tight developer deadlines.

Conservation areas in Somerset

Your conveyancing solicitor will check if the house you are intending to buy is in one of Yeovil's conservation areas. If it is, the home could be affected by specific constraints. Referred to as Article 4 directions, these constraints can include restrictions on painting external walls, general restrictions governing the use of unsympathetic materials or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even if the changes were made by the previous owner.

The South Somerset local planning authority has assigned conservation area-status to parts of Yeovil. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Yeovil's conservation areas.

Conveyancing - Selling a property in Yeovil

The conveyancing process on a house sale is less difficult than for a property purchase. The buyer's conveyancer has to carry out a thorough legal appraisal on the property and its legal title. In contrast, conveyancing solicitors in Yeovil acting for the vendor effectively just collates information and responds to enquiries made by the buyer's solicitor .

Factors that could delay or endanger your home sale

Issues, like excessive service charges, can actually frustrate a transaction if left unresolved.

It is generally recommended that vendors face any such problems head on and fix them.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat or house is much more protracted than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Yeovil will usually undertake additional tasks, which could include sourcing an up-to-date service charge statement or details of any breach of the terms of the lease.

So as to resolve any leasehold-related difficulties sooner, it is recommended that the seller instruct a solicitor as soon as possible.

What if you are acting for the other side?

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

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

Local Yeovil conveyancing solicitor directory

  • Amicus Law (South West) LLP, Magnolia House, 54-58 Princes Street, Yeovil, Somerset, BA20 1EQ
  • Gareth Webb & Co LLP, 5-6 Church Terrace, Yeovil, Somerset, BA20 1HX
  • Pardoes Solicitors LLP, Glenthorne House, 38 Princes Street, Yeovil, Somerset, BA20 1EJ
  • Porter Dodson LLP, The Close, Church Path, Yeovil, Somerset, BA20 1HH
  • Bannister & Co, Tudor Chambers, Manor Road, Yeovil, Somerset, BA20 1UQ

Conveyancing - Remortgaging a property in Yeovil

Homeowners remortgage for a number of reasons, such as borrowing more to help pay for an extension, or moving to an offset mortgage. By far the most common reason, however, is to get a more affordable interest rate.

You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Yeovil. They will work to shorten the processing time of the legal work. With rate rises anticipated, fast conveyancing can play a key role in securing your preferred rate.

Your property lawyer should also be able to act for the new mortgage provider. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are moving to a cashback mortgage with Britannia or to a fixed-rate mortgage with the Buckinghamshire 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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