Millers Law Practice

Conveyancing & Probate Costs

Examples of our fees for Conveyancing and Probate Matters

We set out below example of our legal charges for the services specified for residential conveyancing transactions and for probate matters. The exact amount charged for a transaction will depend on its exact circumstances.

Sale and Purchase transactions:

Sale of a freehold property with a value not exceeding £750,000: we estimate our fees would be £900.00 plus VAT.

Purchase of a freehold property with a value not exceeding £750,000: we estimate our fees would be £950.00 plus VAT.

Sale and Purchase transactions of an existing Leasehold:

Sale of a leasehold property with a value not exceeding £600,000: we estimate our fees would be £950.00 plus VAT.

Purchase of a leasehold property with a value not exceeding £600,000: we estimate our fees would be £950.00 plus VAT.

We are on the panels of a number of mortgage lenders and will not normally charge extra if we act on behalf of your mortgage lenders as well as you

Disbursements

Our fees cover all of the work required to complete your sale/purchase, including dealing with registration at the Land Registry and dealing with payment of Stamp Duty Land Tax (Stamp Duty).

Sums payable to others on your behalf (disbursements, such as search fees, stamp duty, Land Registry fees, estate agent’s fees, postage) are payable in addition to our fees.

While the average time taken for a conveyancing transaction is 12 weeks, it can be quicker or slower depending on the number of parties in the conveyancing chain and also your and their particular requirements about completion dates.

Our conveyancing charges are for a straightforward normal conveyancing service (not including expedited work) and do not include work required as a result of other factors that would typically increase the cost of the services (for example, if the transaction involves the redemption of more than one financial charge/mortgage or dealing with restrictions registered against a property’s registered title).

Our estimate does not (for example) cover in the house buying or selling process:

  • Work involved in rectifying the legal title to your property if its title is defective;
  • Work involved in registering the title to your property when that is necessary;
  • Work involved in dealing with the the property not complying with planning permission or building regulations or failure to comply with and evidence building regulations/ planning conditions on works to the property or where planning permission has not been obtained;
  • Work arising out of your failing to provide crucial documents previously requested from you;
  • Work on a new Lease to extend or vary an existing Lease;
  • Work on a private or statutory right to buy a Lease extension or freehold;

Geoffrey Miller (a solicitor with over 40 years’ experience dealing with residential freehold and leasehold conveyancing) and Daniela Miller (conveyancing paralegal since 1985) will be involved in the conveyancing transaction for you. Further details about them can be seen in our “About us” section on our web-site.

Commercial Conveyancing

We are also able to provide commercial conveyancing services and we would be happy to provide our cost estimate for such transactions on request.

Probate

We can help you at what can be a difficult time through the complicated and time-consuming process of obtaining on your behalf a grant of probate of a will or letters of administration of the estate of a family member or friend. We will also undertake the collecting and distributing of assets after payment of estate debts.

There are a number of issues that influence the cost of this service; factors such as what assets are involved and the ease or difficulty of identifying them; the number of banks, building society accounts, stocks, shares, and other investments and the co-operation or otherwise of financial institutions holding assets and also in identifying the estate’s debts, checking their authenticity and paying them from the estate funds. Any legal complication identified is also a factor that affects the cost. Sometimes there are no legal complications but if there are any they must be identified and dealt with.

The exact cost involved will depend on the individual circumstances of the matter. For example, if there is one beneficiary and no property, and no inheritance tax liability costs will be at the lower end of the range, while if there are multiple beneficiaries, a property or properties and multiple bank accounts, costs will be at the higher end. There are also likely to be tax considerations when dealing with taking probate/letters of administrations of estates that are not at the lower end of the range.

We would estimate that our work involved in obtaining probate/ letters of administration for a straightforward estate at the lower end of the cost range based on the work taking 12 to 18 hours up to the grant of probate/letters of administration would be in the region of £2,200 plus VAT plus disbursements. We estimate that the subsequent work after the grant in administrating the estate in this example, up to distribution to the beneficiaries is likely to cost £1,750 plus VAT plus disbursements, giving an estimated total of £3,950 plus VAT plus disbursements for meeting these criteria.

With the fee for the work type estimated for we will:

  • Provide you with a dedicated and experienced probate practitioner Solicitor and/or Chartered Legal Executive;
  • Identify the legally appointed executors or administrators and beneficiaries (although if there is a need to trace them this might involve additional cost);
  • Accurately identify the type of Probate application you will require;
  • Obtain the relevant documents required to make the application;
  • Complete the Probate Application and relevant HMRC forms;
  • Draft a legal oath for you to swear;
  • Make the application to the Probate Registry on your behalf;
  • Obtain the grant of Probate and send a copy to you;
  • Collect all assets in the estate, pay any debts and distribute the remainder.

We will handle the full process for you, but if you would like to be involved in dealing with some parts of the process to save some cost please speak to us about our unbundled service. The above estimate is for an estate having the following characteristics:

  • There is a valid will;
  • There is no more than one property involved;
  • There are no more than 2 bank or building society accounts;
  • There are no intangible assets such as on-line betting or a literary estate;
  • All the deceased’s assets are in England and Wales.
  • There are 1 or 2 beneficiaries;
  • There are no disputes between beneficiaries on division of assets. If disputes arise this is likely to lead to an increase in costs;
  • There is no inheritance tax payable and the executors do not need to submit a full account to HMRC
  • There are no income tax or capital gains tax returns which need to be completed.
  • There are no claims made against the estate.

On average we would expect to obtain probate/letters of administration within 6 months of being instructed. Collecting assets then follows and this will normally take between 2 and 4 months after which we will pay any debts and then distribute the estate which normally takes 4 to 6 weeks.

The estimate relates to the work identified and does not for example, extend to the conveyancing work if a property has to be sold, or to a variation of the deceased’s will.

VAT is charged on our costs and in addition to our costs as are disbursements, which are other costs related to your matter payable to third parties, such as the probate fee.