At Staploe Solicitors LLP, we understand that moving home can be one of the most stressful and expensive transactions that you undertake.

With this in mind, we can assist (and hopefully ease the stress) by:

• Assisting with all aspects of residential conveyancing
• Payment of disbursements on your behalf, including SDLT (depending on status and per the online calculator below), agents’ fees (typically ~1% of the property value, including VAT at 20%), searches (typically round £400 plus VAT at 20%) and land registry fees if applicable (per the table below).
• Procuring surveys and planning permissions
• Taking out appropriate insurance
• Keeping you fully informed of all stages of the transactions
• Ensuring that the sale and/or purchase goes as smoothly as possible and is completed to your satisfaction

If you are a business hoping to move offices, we may also be able to assist you in buying and selling commercial property, whether leasehold or freehold.

• Tenancy agreements
• Licences
• Re-mortgages
• Transfer of equity
• Right to Buy
• Landlord & tenant disputes

How long will my house purchase take?

How long it will take from your offer being accepted until you can move in to your house will depend on a number of factors. The average process takes between 8-12 weeks.

It can be quicker or slower, depending on the parties in the chain. For example, if you are a first time buyer, purchasing a new build property with a mortgage in principle, it could take 12 weeks. However, if you are buying a leasehold property that requires an extension of the lease, this can take significantly longer, between 4 and 8 months. In such, a situation additional charges would apply.

Stages of the process

• Take your instructions and give you initial advice
• Check finances are in place to fund purchase and contact lender's solicitors if needed
• Receive and advise on contract documents
• Carry out searches
• Obtain further planning documentation if required
• Make any necessary enquiries of seller's solicitor
• Give you advice on all documents and information received
• Go through conditions of mortgage offer with you
• Send final contract to you for signature
• Agree completion date (date from which you own the property)
• Exchange contracts and notify you that this has happened
• Arrange for all monies needed to be received from lender and you
• Complete purchase
• Deal with payment of Stamp Duty/Land Tax
• Deal with application for registration at Land Registry

Example A: Purchase of a freehold residential property in Cambridge (excluding new builds) without a mortgage for £250,000 

Our fees cover all of the work required to complete the purchase of your new home, including dealing with registration at the Land Registry and dealing with the payment of Stamp Duty Land Tax (Stamp Duty) if the property is in England, or Land Transaction Tax (Land Tax) if the property you wish to buy is in Wales.

Conveyancer's fees and disbursements

• Legal fee £1,000
• VAT £200
• Subtotal £1,200

Disbursements

• Search fees £407.75* (at cost, but depending on which (if any) searches are required)
• HM Land Registry fee £150
• VAT £81.56
• Subtotal £639.31

Estimated total (excluding Stamp Duty or Land Tax – see below): £1,838.31

Disbursements are costs related to your matter that are payable to third parties, such as Land Registry fees. We handle the payment of the disbursements on your behalf to ensure a smoother process.

Stamp Duty or Land Tax (on purchase)

This depends on the purchase price of your property. You can calculate the amount you will need to pay by using HMRC's website or if the property is located in Wales by using the Welsh Revenue Authority's website.

Estimated total £1,838.31

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Example B: Purchase of a leasehold residential property with a mortgage for a buyer for £95,000.

Our fees cover all the work required to complete the purchase of your new home, including dealing with registration at the Land Registry and dealing with the payment of Stamp Duty Land Tax (Stamp Duty) if the property is in England, or Land Transaction Tax (Land Tax) if the property is in Wales.

Conveyancer's fees

• Legal fee £1,250
• Fee for acting on behalf of the mortgage lender £300
• VAT £310
• Subtotal £1,860

Disbursements

Disbursements are costs related to your matter that are payable to third parties, such as search fees. We handle the payment of the disbursements on your behalf to ensure a smoother process. There are certain disbursements which will be set out in the individual lease relating to the Property. The disbursements which we anticipate will apply are set out separately below. This list is not exhaustive and other disbursements may apply depending on the term of the lease. We will update you on the specific fees upon receipt and review of the lease from the seller's solicitors.

• HM Land Registry fee: £40
• Search fees £407.75* (at cost, but depending on which (if any) searches are required)
• VAT £81.56
• Subtotal: £529.30

Anticipated Disbursements

• Notice of Transfer fee – This fee if chargeable is set out in the lease. Often the fee is between £50 and £150.
• Notice of Charge fee (if the property is to be mortgaged) – This fee is set out in the lease. Often the fee is between £50 and £150.
• Deed of Covenant fee – This fee is provided by the management company for the property and can be difficult to estimate. Often the fee is between £50 and £150.
• Certificate of Compliance fee - To be confirmed upon receipt of the lease, as can range between. Often the fee is between £50 and £150.

*These fees vary from property to property and can on occasion be significantly more than the ranges given above. We can give you an accurate figure once we have sight of your specific documents.

You should also be aware that ground rent and service charge are likely to apply throughout your ownership of the property. We will confirm the ground rent and the anticipated service charge as soon as this we receive this information.

Stamp Duty Land Tax

This depends on the purchase price of your property. You can calculate the amount you will need to pay by using HMRC's website or if the property is located in Wales by using the Welsh Revenue Authority's website.

Grand total £2,389.30

Our fees assumes that:

1. this is a standard transaction and that no unforeseen matters arise including for example (but not limited to) a defect in title which requires remedying prior to completion or the preparation of additional documents ancillary to the main transaction
2. this is the assignment of an existing lease and is not the grant of a new lease
3. the transaction is concluded in a timely manner and no unforeseen complication arise
4. all parties to the transaction are co-operative and there is no unreasonable delay from third parties providing documentation
5. no indemnity policies are required. Additional disbursements may apply if indemnity policies are required.

Please note that in the normal course of business for residential conveyancing, probate and debt collection we do not make a charge for AML searches or bank transfers (TT fees).  We never charge for BACS payments but where due diligence becomes complex or several CHAPS payments are required we charge £36 per instance (including £6 VAT).