Conveyancing Fees

Cocks Lloyd Solicitors Ltd is fully regulated by the Solicitors Regulation Authority (SRA). This means that we are legally required to be fully transparent with our pricing. Below you will find detailed information concerning our pricing for Conveyancing services.

If you have any enquiries, feel free to contact us at (0247) 6641642 or send us a message through the contact page.

Fixed Fee Service

We offer a fixed fee service. Our fee is calculated based on the sale/purchase/re-mortgage value. Fees start at £625 plus VAT, depending on the nature of the transaction.

To provide a precise estimate, we will need to consider the following:

• Whether you are a first-time buyer.
• Whether the property is freehold or leasehold.
• Whether the property is a new build.
• Whether first registration of title applies.
• Whether there is a mortgage.
• Whether there is an Islamic mortgage.
• In purchase cases, whether the property is a primary residence, buy to let, or second/holiday home.
• Whether there are multiple owners or purchasers.
• Whether there is a shared ownership scheme.
• Whether there is a help to buy scheme.
• Whether the purchase is under a right to buy scheme.
• Whether the property was purchased at auction.
• Whether the property has been repossessed.

NB: This list is not exhaustive.

For a no-obligation quote, please use our free conveyancing calculator.

VAT

All fees are quoted exclusive of VAT. We will charge VAT at the standard rate applied by the Government, which is 20%.

Disbursements

During the sale or purchase, several disbursements will be payable. These are costs payable to third parties that relate to the matter, such as stamp duty and fees payable to the HM Land Registry.

There will be additional disbursements payable for searches. A mortgage lender may insist searches are undertaken as part of the investigation of title. The searches we recommend are:

Local Search

This search is almost always required when purchasing a property. It is conducted with the Local Authority responsible for the property. The cost of this search varies across the country but is typically between £80 and £140. This search looks into matters such as:

• Road proposals
• Adoption of highways
• Planning permissions
• Environmental health matters
• Compulsory purchase orders
• Tree preservation orders
• Enforcement notices

Please note that the search only inquires about the property being purchased. It does not, for instance, inquire about developments in the vicinity of the property, such as adjacent vacant land or proposed neighbour plans.

Mining Search

This report is relevant in known coal mining areas of the country, where coal reserves are known to exist or have been mined in the past. The cost of this report is dictated by the search provider and/or Coal Authority Board, typically costing £50-65. The report is generated electronically and does not involve a physical inspection.

Other similar searches are available, such as tin, china clay, brine, and limestone mining.

Drainage Search

If purchasing with a mortgage, the lender will require a search application to the relevant water company for information on whether the property is connected to the mains water supply and whether the sewers and drains are maintained and repaired by the water company or whether the property owner is responsible for such work. This search varies according to the water company responsible, but it is usually around £55-70.

Environmental Search

Local Authorities must inspect and identify seriously contaminated sites. When a contaminated site is found, they can require certain persons to take remedial action. Liability primarily falls on those who cause the contamination. However, if that person cannot be found, liability falls on others, often the current owner or occupier of the land. Compliance can be costly and may result in expenditure exceeding the property’s value.

An Environmental Search may be necessary to ascertain whether the property you intend to purchase may potentially be affected by factors such as flooding, subsidence, or landslip. The search provides information on these factors along with details about air quality, landfill sites, waste sites, or contaminated sites near the property. This search is electronic and usually costs around £55-65.

Additional searches are sometimes also advisable such as:

Chancel Search

The land on which the property is built may have a liability to contribute to the cost of repairs to the chancel of a church in the parish. This liability often will not be shown in the title to the property but may be binding on the current owners of the property. As it is linked to the land itself, it can affect old or new properties, urban or rural. The potential liability can run into hundreds of thousands of pounds. You can obtain a search for around £40 to identify the risk.

Plan Search

This report provides current and historical planning information. Plan Search goes beyond the boundaries of the Local Authority Search by providing information on planning applications and land use policies for the property and the surrounding area. The fee for this search is usually around £30.

Flood Search

These searches are conducted with the Environment Agency and home insurers to evaluate the risk or potential risk of flooding. Please note that the result is based on the postcode of the property. Each search costs approximately £30.

Telecommunications, Railway, Electric, and Similar Searches

This type of search is applicable where equipment runs near or through the property and is available with telecommunications companies such as BT, NTL, and Telewest, regional electricity companies, Transco, Railtrack, London Underground, British Waterways Board, and other similar bodies.

The search result will usually include details of any relevant infrastructure and rights or obligations affecting the property. The search fee varies considerably and can range from £20-£100.

Commons Search

This search will tell you whether the land is registered as Common Land or Town or Village Green. The search usually costs around £15.

Time Estimates

It is difficult to provide a precise time estimate as many variables can affect how quickly the house sale/purchase proceeds. For example, there may be a chain or the matter may be complicated. If the property is leasehold, inquiries will be raised with relevant management companies. Unfortunately, replies to these inquiries could take weeks to arrive.

For non-complex, freehold sale and purchase transactions, the average time to conclude a conveyance ranges between 6-12 weeks.

Referral Agreements

If the matter has been introduced to us via an Estate Agent or Mortgage Adviser with whom we have a business relationship, we are required by the SRA Code of Conduct to notify clients that we will pay them a referral fee. That fee can range from £100-200 (plus VAT, if applicable) on completion of the case from our own funds. This cost is a standard authorised charge that a law firm may make to attract business. Any advice we give will be independent and clients are free to raise questions on all aspects of the transaction. If a matter arises where we are acting for the introducer as well as a vendor or purchaser and a conflict of interest arises, we may have to cease acting for one or both parties.

Fees start at £625 plus VAT, depending upon the nature of the transaction.

If you have any enquiries, feel free to contact us at (0247) 6641642 or send us a message through the contact page.