On Sunday 17th September, Amanda Perrins took part in a very wet Memory Walk to raise for the...
Thank you for looking at our property services. Whether you are a first-time buyer or an investor, we are here to take the stress out of buying and selling residential property.
We will guide you through each step of your transaction and offer a service that fits your exact requirements. Where necessary we can recommend other professionals such as Surveyors, IFAs and property valuers.
At a time where money really matters, we always provide a quality service at a fair price. We will keep you up-to-date with all of the relevant information so you can make informed decisions and have complete confidence that every detail has been properly taken care of.
Why Us
We have an experienced team who understand the stress involved in buying, selling or re-mortgaging your property. Our approach is simple; we provide a first-class service from our expert team who make the difference by removing confusion and uncertainty, dealing with all of the legal details of a property transaction on your behalf.
Our team is made up of highly qualified Solicitors who have the legal and technical “know how” to resolve any issues as they arise in a professional and efficient manner. We understand that communication is key, so will make sure we are always available to answer your questions in plain English and ensure you are kept up-to-date with everything you need to know.
You will have the confidence that you are our priority, with our aim being that any member of the team is available to speak with you when you need some clarity and certainty at any stage in the process. We feel this provides reassurance and gives you an outlet for any concerns that you may have. Potentially this is the biggest investment of your life and we not only want to provide that first-class service, but value for money and no hidden fees.
We are proud to hold Lexcel and CQS Accreditations, issued by the Law Society. This involves the firm undergoing a rigorous audit process which ensures we maintain high levels of client care.
Pricing
The fees involved in any transaction are important and we review our fees on a regular basis, considering clients’ feedback so we can make sure we always offer the best value for your money.
We typically work on a fixed fee basis, ensuring that you know what the fees will be for your transaction from the outset. If you are purchasing with the assistance of a mortgage, we can also act for your mortgage lender at no additional cost to you as we are a member of many mortgage lender panels. If, during the transaction, a wholly unexpected and unusual issue arose which did not fall within the fixed fee arrangement, we would discuss any change in fees with you before proceeding further.
Our fees are set out as:
Freehold Residential Property
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 you wish to buy is in Wales.
| Item | Amount | Fee | VAT | Subtotal |
|---|---|---|---|---|
Legal Fees . | £0 - £100,000.99 | £550 | £110 | £660 |
| £100,001 - £150,000.99 | £600 | £120 | £720 | |
| £150.001 - £200,000.99 | £650 | £130 | £780 | |
| £200,001 - £250,000.99 | £700 | £140 | £840 | |
| £250,001 - £300,000.99 | £750 | £150 | £870 | |
| £300,001 - £350,000.99 | £800 | £160 | £960 | |
| £350,001 - £450,000.99 | £825 | £150 | £900 | |
| £450,001 - £500,000.99 | £850 | £170 | £1,020 | |
| £500,001 - £575,000.99 | £950 | £190 | £1,140 | |
| £575,001 - £625,000.99 | £1000 | £200 | £1200 | |
| £625,001 - £700,000.99 | £1,100 | £220 | £1,320 | |
| £700,001 - £750,000.99 | £1,200 | £240 | £1.440 | |
| £750,001 - £800,000.99 | £1,250 | £250 | £1.500 | |
| £800,001 - £900,000.99 | £1,300 | £260 | £1.560 | |
| £900,001 - £1,000,000.99 | £1,400 | £280 | £1.680 | |
| £1,000,001 - £1,200,000.99 | £1,500 | £300 | £1,800 | |
| Bespoke quote required | £1,200,001 + |
Disbursements
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.
These fees may be subject to change if further information relating to your property becomes available, for example, if you require additional searches such as a Water and Drainage Search, which typically costs £26.40.
| Item | Amount | Fee | VAT | Subtotal |
|---|---|---|---|---|
| ID Check for overseas clients or donors (per person) | £25 | £5 | £30 | |
| Telegraphic Transfer Fee | Per payment | £30 | £6 | £36 |
Land Registry Fee Submitted via the Land Registry portal and is a transfer of whole registered title. (To register part of a registered title will incur higher Land Registry fees) | £0 - £80,000 | £20 | £4 | £24 |
| £80,001 - £200,000 | £100 | £20 | £120 | |
| £200,001 - £500,000 | £150 | £30 | £180 | |
| £500,001 - £1m | £295 | £59 | £354 | |
| £1,000,001 and over | £500 | £100 | £600 | |
| Bankruptcy Search (per person) | £2.00 | £0.40 | £2.40 | |
| Land Registry Search Fee (OS1) | £3.00 | £0.60 | £3.60 | |
| Nationwide Conveyancing Search Pack which includes: Regulated authority search Official water and drainage search Groundsure Homebuyers report (Environmental Searches including Flood Data) | £198.35 | - | £198.35 |
Expense for Electronic Client Onboarding
| Item | Fee | VAT | Subtotal | |
|---|---|---|---|---|
ID Admin Fee - per person | £20 | £4 | £24 | |
Our eCOS solution allows you to onboard you using an intuitive online interface which includes Verification of Identity (VOI), Verification of Funds (VOF) and Property Information Forms, TA6, TA7 and TA10. By using this solution not only will you enjoy a seamless onboarding process therefore enhancing your client experience, it will also assist in progressing the Conveyancing transaction much sooner.
Land Transaction Tax (Welsh properties) and Stamp Duty Land Tax (English properties)
Different rates apply in England and Wales.
How much Land Transaction Tax will I have to pay?
A Purchaser must pay Land Transaction Tax LTT if you buy a property or land over a certain price in Wales.
Land Transaction Returns are required for all transactions over £40,000.00.
The following are exempt from requiring a Land Transaction Return:
-Transfers pursuant to matrimonial court order
-Dispositions on death
You pay the tax when you acquire a chargeable interest:
- buy a freehold property
- buy a new or existing leasehold property
- buy a property through a shared ownership scheme
- are transferred land or property in exchange for payment, for example you take on a mortgage or buy a share in a house
Submission of and Land Transaction Return and /or payment of Land Transaction Tax can also be triggered by granting an easement over land, the right to receive ground rent or have the benefit of a restrictive covenant or an option over the land is to be granted to you. This is not a full list and we will provide you with guidance.
These are the current rates and bands: Land Transaction Tax rates and bands GOV.WALES
Essentially for residential property this is 0% up to £225,00.00 then is banded and rated as the purchase price increases:
Additional Work
Our fees are fixed, however there may be factors which would typically increase the cost of the fees estimated above which are based on a standard transaction.
Factors that may lead to an increase in cost include:
- If a legal title is defective or part of the property is unregistered
- If you discover building regulations or planning permission has not been obtained
- If crucial documents, we have previously requested from you have not been provided to us
- If the property is a new build
- If the property is less than 10 years old
- There is more than one secured charge to redeem or register
- Funds being supplied by third parties
- Dealing with a freehold estate management company to include obtaining and reviewing their sales pack and complying with their requirements upon transfer/sale/purchase of a property.
Where there is likely to be any additional work leading to an increase of costs, we will make sure you are informed of this at the earliest opportunity and a clear estimate of those extra costs are set out below.
| Transactions with an effective date on or after 10 October 2022 | |
|---|---|
| Price threshold | LTT rate |
| The portion up to and including £225,000 | 0% |
| The portion over £225,000 up to and including £400,000 | 6% |
| The portion over £400,000 up to and including £750,000 | 7.5% |
| The portion over £750,000 up to and including £1,500,000 | 10% |
| The portion over £1,500,000 | 12% |
Second Homes and buy to lets have higher rates applied if the property is £40,000.00 or over.
Companies buying residential properties pay the residential higher rates
Trusts buying residential properties may have to pay the residential higher rates.
There are different rates for commercial property.
There are different rules if you already own one or more residential properties and you may need to pay the higher residential rates. However, if you are replacing your main residence the higher rates may not apply.
We would advise you to take a look at the Welsh government’s LTT calculator to assess how much tax you will have to pay.
How much stamp duty will I have to pay?
A Purchaser must pay Stamp Duty Land Tax (SDLT) if you buy a property or land over a certain price in England and Northern Ireland.
You pay the tax when you acquire a chargeable interest:
- buy a freehold property
- buy a new or existing leasehold property
- buy a property through a shared ownership scheme
- are transferred land or property in exchange for payment, for example you take on a mortgage or buy a share in a house
These are the current rates and bands: THEY DIFFER FROM WELSH RATES : Stamp Duty Land Tax: Residential property rates - GOV.UK (www.gov.uk)
The SDLT Threshold is 0% for residential properties is £250,00.00 and the rates increase across bands as the purchase price increases.
If the purchase is property for less than the threshold, there’s no SDLT to pay.
Purchases of additional properties such as second Homes and buy to lets have higher rates applied if the property is £40,000.00 or over. An additional 3% tax is applied on top of the standard rate tax.
First Time Buyer Relief exists for English properties up to £425,00.00. SDLT is charged at 5% on the portion from £425,001 to £625,000. You’re eligible if you and anyone else you’re buying with are first-time buyers. If the price is over £625,000, you cannot claim the relief. Follow the rules for people who’ve bought a home before but property is worth £625,000.00 or less. This does not exist in Wales.
The SDLT threshold is £150,000 for non-residential land and properties
Non UK residents are subject to a 2% surchange on top of normal rates for properties in England. Rates of Stamp Duty Land Tax for non-UK residents - GOV.UK (www.gov.uk)
Purchases by companies and investment schemes pay 15% on residential properties costing more than £500,000. Reliefs are available.
We would advise you to take a look at the HMRC website Stamp Duty Land Tax calculator to assess how much tax you will have to pay.
Exclusions
We do not undertake tax advice.
Please note that neither hpjv solicitors or the search companies will physically inspect the property and our role relates to the conveyancing on the legal title to you and reporting on the search results. We advise you to instruct a surveyor to investigate the structure and services at the property and report to you on any issues and/or identify any works required prior to you entering into a legal commitment to purchase the property.
We are not qualified to offer any advice as to the height, construction, structural, building safety or fire safety of the property or buildings and you are advised to seek advice from a surveyor qualified in this area. We are therefore not able to offer any advice on these issues so you must exercise your own due diligence and consult an appropriate professional.
Our fees are fixed, however there may be factors which would typically increase the cost of the fees estimated above. Where there is likely to be any additional cost, we will make sure you are informed of this at the earliest opportunity and a clear estimate of those extra costs will be provided.
Factors that may lead to an increase in cost include:
- If a legal title is defective or part of the property is unregistered
- If you discover building regulations or planning permission has not been obtained
- If crucial documents, we have previously requested from you have not been provided to us
- If the property is a new build
- If the property is less than 10 years old
- If you require to exchange within 6 weeks of instructing us
- If you require completion within 6 weeks of instructing us
- If you require simultaneous exchange and completion
Time Scales
For any transaction, the timescales are subject to change depending on when your offer is accepted and factors involved such as:
- Number of parties in the chain
- Whether you have a mortgage in place
- Whether you are buying a new build property
- Whether you need a lease extension for a leasehold property
A typical transaction will take between 10-14 weeks. However, if any of the above apply, or there are other factors we need to take into consideration, it may increase the time by a further 4-6 weeks and additional charges may occur. We will discuss this with you at the earliest opportunity so you always have a clear picture of how long things are likely to take.
hpjv Solicitors App
We know our clients lead busy lives and would prefer to have the option to catch up on the progress of their conveyancing in their own time. With our hpjv Solicitors app, you can follow the progress of your matter with clearly defined milestones, make payments and provide ID electronically, and can correspond directly with your solicitor at a time that suits you. We pride ourselves on providing an efficient and seamless service with our clients at the heart of what we do and this app has been designed to keep you updated by providing live matter information whenever a task is completed by us, saving you unnecessary time spent on phone calls and emails.
Additional work
Our fees are fixed, however there may be factors which would typically increase the cost of the fees estimated above which are based on a standard transaction.
Factors that may lead to an increase in cost include:
- If a legal title is defective or part of the property is unregistered
- If you discover building regulations or planning permission has not been obtained
- If crucial documents, we have previously requested from you have not been provided to us
- If the property is a new build
- If the property is less than 10 years old
- There is more than one secured charge to redeem or register
- Funds being supplied by third parties
- Dealing with a freehold estate management company to include obtaining and reviewing their sales pack and complying with their requirements upon transfer/sale/purchase of a property.
Where there is likely to be any additional work leading to an increase of costs, we will make sure you are informed of this at the earliest opportunity and a clear estimate of those extra costs are set out below.
| Additional Fees for freehold and leasehold | Fee + VAT (£) |
|---|---|
| Unregistered Title £200.00 | 240.00 |
| Bank Transfer Fee £30.00 | 35.00 |
| ID Admin Fee £20.00 | 24.00 |
| Purchase or sale more than one title, subject to minimum of per title £75 | 90.00 |
| Dealing with Freehold management company £200.00 | 240.00 |
| Mortgage Admin Fee (on purchases and transfers of equity) £150.00 | 180.00 |
| LTT/SDLT form admin fee £50.00 | 60.00 |
| Help to Buy ISA/Lifetime ISA (per one on purchases) £50.00 | 60.00 |
| Help to Buy Wales Ltd admin fee on purchases £200.00 | 240.00 |
| Shared Ownership schemes £200.00 | 240.00 |
| New Build Admin fee (on purchases) £200.00 | 240.00 |
| Deposit as a Gift on purchases and transfers of equity) £100.00 | 120.00 |
| Drafting a Deed of Trust £300.00 | 360.00 |
| Drafting Transfer of Part, subject to minimum of £700.00 | 840.00 |
| Drafting Statutory Declaration £100.00 | 120.00 |
| Dealing with solar panel lease on purchase/transfer £175.00 | 245.00 |
| Dealing with third party solicitors, per set £175.00 | 245.00 |
| Dealing separately with co-owner/their solicitors per party £175.00 | 245.00 |
| Fee for effecting indemnity insurance, per policy £30.00 | 35.00 |
| Dealing with removal of notices, restrictions, cautions per entry £100.00 | 120.00 |
| Purchase from a mortgagee in possession £200.00 | 240.00 |
| Dealing with retentions post completion, subject to a minimum of £50.00 | 60.00 |
Key Milestones
With every transaction there are key milestones, which may vary according to individual circumstances. They may be as follows:
- Taking your instructions and give initial advice based on the information you have provided
- Checking finances are in place to fund the purchase and contacting the lender’s solicitors if needed
- Receiving and advising on contract documents
- Undertaking searches
- Obtaining further planning documentation if required
- Making any necessary enquiries of the seller’s solicitor
- Providing advice on all documents and information received
- Advising you of the mortgage offer conditions
- Finalising contracts and sending to you for signature
- Agreeing a completion date (the date from which you will legally own the property)
- Exchanging contracts and notifying you that this has happened
- Ensuring all monies have been received from you and the lender(s)
- Completing the purchase
- Dealing with payment of Stamp Duty/Land Tax
- Completing and submitting an application for registration at the Land Registry
