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Fee Structure

Conveyancing Fees

In most transactions we are able to agree a fee at the outset of the transaction . Please feel free to contact us for a written costs quotation.

Here are details of our Standard Residential Conveyancing Fees :

FEES Correct as at 14th November 2023

Sale and Purchase – FREEHOLD PROPERTY

Note: The sale/purchase of a leasehold property may incur additional charges – there will also be additional disbursements such as notice fees and/or management/service charge fees payable.
Fees are all quoted net of VAT which will be added at the current rate of 20%.

IMPORTANT : We DO NOT charge any extra fees for dealing with a Mortgage Lender nor for dealing with your Stamp Duty Return [see LTT below]

Property Value up to £400,000 – Our fee is £750.00

For transactions above £400,000 fees increase by £50 for each additional £50,0000

Re-mortgage fees £395.00 + VAT and disbursements
Freehold Reversion £350.00 + VAT and disbursements
Notice of Severance £100.00 + VAT and disbursements
Transfer of Equity £275.00 + VAT and disbursements

In all cases Vat is currently charged at of and in addition to our fees


Pre Contract Searches

Local Authority , Water & Environmental Searches £210.20 ( This may vary slightly depending on location of property ) These searches are recommended for all purchases and are mandatory if you are receiving a mortgage loan.

The following searches are discretionary and subject to mortgage lender requirements

Chancel Search £28.00
Coal Mining Search £61.80

Pre Completion searches

Land Registry Official Search of Register £3.00
Bankruptcy (LC search) £2.00 per name

Land Registry Registration Fees – based on property price.

Land Registry fees

0 – £80,000                   £45.00
£80,001- £100,000       £95.00
£100,001 – £200,000    £230.00
£200,000 – £500,000    £330.00
£500,000 – £1,000,000 £655.00
£1,000,001 +                £1,105.00

Stamp Duty Land Tax and Welsh Land Transaction Tax [LTT]
The Welsh Land Tax Calculator can be found here :

Stamp Duty Land Tax ( for properties in England ) can be found here
Stamp Duty Land GTax

OCE and Plan £6.00 (£3 each) per title
OC doc £3.00

ID Check £5.00 plus Vat  per name MANDATORY FOR ALL

Important Notes

The conveyancing prices above include all work required to buy/sell your property provided no unforeseen problems arise i.e. a deed of easement is not required, or the title is not defective and thus an application to the Land Registry is not required to rectify or create a title. If such problems arise during the transaction, then you will be advised beforehand of the likely additional costs.
If a Declaration of Trust is required to set out shares in the property you are buying with a co-purchaser(s)  then an additional fee will be payable for the preparation of the Trust Deed. You will be advised of the cost of these additional works beforehand.



Probate and Administration of Estates – Fees of Vale Solicitors 

We can help you through this difficult process by obtaining the Grant of Probate or Grant of Administration. In most cases we will act for you on the basis of a fixed fee which will depend on the complexity and value of the estate. 

In all cases, we will provide an initial consultation free of charge so that we may assess how best to proceed on your behalf . It may be that the circumstances of the estate do not require Probate – if that is so we can advise you straight away .

Our fees fall into four sections depending on the complexity and size of the estate :

  1. Probate Application
  2. Inheritance Tax Accounts
  3. Administration and Higher Value Estates
  4. Professional Executor fee


  1. Probate Application

If there is a Will the application is by the named  Executors for a Grant of Probate. If there is no will the application is by Administrators for a Grant of Administration of the Estate. 

We offer fixed fees where the estate does not exceed the Inheritance Tax Threshold and you simply wish us to obtain the Grant so that you can then deal with the administration of the estate personally. ( Currently, the threshold is £325,000 for an individual or £650.000 for the survivor of a marriage or civil partnership. )

Our fixed fee for this application is £750  plus £150 VAT. In addition, there will be a Court application fee of £273.00. ( The Court provides a single copy of the Grant but if there are a number of assets it is advisable to request additional copies at a cost of £1.50 each )

2. Inheritance Tax Account  Fees 

If the estate exceeds the Inheritance Tax threshold there may be additional allowances to Tax. Residential property relief may apply if residential property is inherited by children.  This application would require additional Inland Revenue returns which we will deal with for a fixed fee of £500  plus Vat of £100.00. 


3. Administration and Higher Value fees

If we are instructed to deal with the Administration of the estate additional fees are payable.  This is to cover work involved in the encashment of assets, payment of liabilities, and tax and distribution to beneficiaries. If an estate is taxable there will also be additional correspondence with HMRC.

We charge an administration fee depending on the volume of work involved but typically this is between £1,250 plus VAT and £5,000 plus VAT. For estates in excess of £500,000 we charge a higher value estate fee of 1% of the excess over £500,000 


4. Professional Executors Fee

Where the deceased has appointed our firm as executors in the will we take on the personal responsibility of the executors and this is reflected in an additional value-based fee of 0.5 % of the value of the entire estate