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Residential Conveyancing

Buying or selling a home can be a heavy burden. That’s why our conveyancing team is here to do the lifting and to keep you moving.

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Keeping you moving

We think buying or selling a house is difficult enough without extra headaches, so we’ll appoint a dedicated lawyer to your case who can keep in touch with by email, phone, letter or popping into the office.

Unlike many conveyancers, who will routinely work for both buyer and seller, we will only ever act in YOUR best interests.

Quite simply, we see it as our job to keep things moving.

Conveyancing Quality Scheme Accredited

We’ve been accredited by the Conveyancing Quality Scheme since it first started – so you can always be assured of a professional, high quality service from beginning to end.

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Call us on 01284 701131

A breath of fresh air when it comes to solicitors.

No Sale, No Fee Conveyancing

Our ‘No Sale, No Fee’ guarantee means that we won’t charge you a penny in legal fees if, through no fault of your own, your sale or purchase falls through.

We’re always happy to discuss your proposed sale or purchase, before you make a decision, and will give you a clear and fixed price.

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Fast, professional conveyancing at competitive prices

Fixed prices wherever possible
No sale, no fee as standard
Dedicated residential property lawyer for your case
No hidden charges
No secret profit on third-party fees
£3,000,000 professional indemnity insurance

For help and legal advice, call us on 01284 701131.

You can also contact us here or pop in and see us at 20 Whiting Street, Bury St Edmunds – we have free parking on site!


Our Conveyancing fees

Nearly all of our conveyancing work is offered at a fixed price, so you’ll know what you need to pay and when, with no hidden surprises.

Our fees cover all of the work required to complete the purchase of a freehold residential property, including dealing with registration at the Land Registry and 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.

We’ll always give you an individual quotation once we know all of the information we need to be able to give you a full breakdown.

Purchase of a £200,000 freehold residential property – example charges

Here’s an example of fees and disbursements for someone buying a freehold residential property in Bury St Edmunds at £200,000:

Fees for our services:

Core legal services:£900
Electronic money transfer:£30
ID checking:£30

Disbursements (payments we make to others on your behalf):

Land Registry registration fee£100
VAT and estimated total (see below)
VAT payable on our fees:£192
Estimated total:£1,478

Please note: Stamp Duty Land Tax has not been included in this example as it can vary enormously depending on the circumstances.

The above is an example only and we’ll be very happy to give you a full quote based on your circumstances – just give us a call on 01284 701131!

Meet our Residential Conveyancing team

Miranda Mortlock

Miranda Mortlock

Head of Residential Conveyancing

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Rania Clarke

Rania Clarke

Residential Conveyancing Solicitor

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Angela Dauny

Angela Dauny

Licensed Conveyancer

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Katy Raven

Katy Raven

Licensed Conveyancer

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Heidi More

Heidi More

Conveyancing Assistant

Jane Timberlake

Jane Timberlake

Conveyancing Assistant

Viv Jones

Viv Jones

Conveyancing Assistant

Dawn Coleman

Dawn Coleman

Conveyancing Assistant

Frequently asked questions

What are Searches, and when are they carried out?

Property searches are an essential part of the conveyancing process and are completed by an appointed solicitor. Your solicitor works with the local authority (and other organisations) to find out information about the property you are buying.

If you are purchasing a property with the aid of a mortgage, property searches are mandatory. They are not compulsory if you are a cash buyer. However, they are highly recommended since they can reveal crucial information that could impact your decision to go ahead with a purchase.

There are eight different types of property searches, and these are listed below:

Local Authority Search. This search is a query into the local area and land where the property you are looking to buy is located.

Planning searches. These searches query any existing planning consents or planning applications within a 250 metre radius of the property.

Environmental searches. These provide information on the risk of flooding, subsidence, and any previous land usage and environmental issues within a 500 metre radius of the property.

Drainage and water search. This search reviews the drainage systems around the property and reveals if there the property could be at risk of being adversely affected.

Flood risk searches. If the property you want to purchase is near water, this search will reveal how high the flood risk is.

Chancel repair search. This search checks to see whether the property you are buying has a liability to the local parish church for repairs.

Mining searches. It’s important to know what lies beneath a property before purchasing it. This search checks for any previous mining activity that may put the property at risk of subsidence.

Land registry pre-completion search. This search checks that the person or people selling the property are the legitimate owners of the property and that they are not bankrupt.

When should you instruct a solicitor when buying or selling a house?

Most people will instruct a solicitor once they’ve accepted an offer on a property. To reduce delays in the residential conveyancing process though, it’s a good idea to choose the conveyancer you intend to use before you even list your property.

A residential conveyancing solicitor or licensed conveyancer is the person who keeps your property sale or purchase moving along. However, all too often, instructions are made in a hurry. That’s why it’s important to do a little research beforehand.

There’s a lot to be said for choosing local residential conveyancing solicitors. They’ll know the area and be experienced at communicating with the local authority and other solicitors.

What is a Local Search?

A local search provides information about any roads serving a property and if there are any planning permissions and applications (including those that have been granted, issued or refused). The local search only searches within the boundaries of the property though.

It will not show any issue outside of this area. If you want to know whether there are any planning applications or consents relating to the area outside the boundary (within 250 metres), you will need an additional planning search.

A local search can be quite a weighty document. It is the job of your appointed conveyancing solicitor to review the local search, bring any issues to your attention and raise any queries with the seller’s solicitors.

What is Stamp Duty Tax?

Stamp Duty Land Tax (SDLT) is a tax you must pay when purchasing property or land over a certain price in England and Northern Ireland. You must pay the relevant SDLT when you buy a freehold property, a new or existing leasehold property, a property through a shared ownership scheme or transfer land or property in exchange for a payment. For example, if you take on a mortgage or buy a share of a property, SDLT will apply.

There are various thresholds for when SDLT becomes applicable, although these can be subject to change.

How much SDLT you pay depends on whether the land or property you are purchasing is residential or non-residential or perhaps mixed-use. It’s worth keeping in mind that there are different rates if you’re a first-time buyer, if you already own a property and are buying another one, or if you’re not a UK resident.

Your solicitor will advise you, but if you’re unsure, HMRC’s Stamp Duty Land Tax calculator is a helpful tool.

Who decides the completion date?

The completion date is agreed by both parties during the conveyancing process and is inserted into the contract before the exchange can occur.

The exchange of contract is when the buyer and seller become legally bound to complete the transaction. The buyer hands their deposit to their solicitor, and if either party breaks the conditions of the contract, there are financial penalties. However, this is rare.

Essentially, the completion date is where full payment is made to the seller, and property ownership is transferred to the buyer. It is also the day that moving takes place, so everything must go to plan.

The completion date can be at any time and date agreed by the two parties (bearing in mind there are often more people in the chain). Given the excessive task of moving, the completion date is usually a couple of weeks after the exchange of contracts.

For help and legal advice, call Burnett Barker Solicitors on 01284 701131. You can also send us a message via this website, or pop in and see us at 20 Whiting Street, Bury St Edmunds – we have free parking on site!

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A few words from our clients

Best solicitor/conveyancer I have ever dealt with, nothing is too much trouble, and they always explain things thoroughly.
Right from the start of our house sale, Miranda and her team, were professional, kind, caring and truly invested in giving the best service possible.
I have used Burnett Barker conveyancing solicitors twice. Both times they were efficient, professional, reasonably priced and communicative.
They delivered to the highest standard we could have asked for. We wouldn’t be in our house now without them. I cannot praise them enough!
Burnett Barker Solicitors were utterly exceptional. They kept us up to date, were professional and exchanged/completed when they said they would.
Burnett Barker Solicitors was incredibly professional. I would recommend them to anyone looking for a reliable, friendly and knowledgeable conveyancer.

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