What is normally included in a conveyancing solicitors fees?

Did you tell the solicitor where the property was? If you did then he should have warned you that a mining search might be necessary. If it was just a quote for a purchase at a certain amount then he can possibly reasonably say that he couldn't expect that a mining search would be needed and it was not reasonable for him to confuse you by adding on things that would only apply in certain areas. If both you and he are in a known mining area and he knew you were buying in that area then possibly he should have told you about it.

The extra charge for completing the SDLT form is unfair. If you clearly asked him for details of what was included he had the opportunity at that point to tell you that completion of the form would be extra so in my view you have a case for a complaint. You cannot be expected to know that an SDLT form would have to be completed!

When did you get the quote? The Land Registry announced a month or more ago that the fees would be increasing on 6th July for transactions submitted to the Registry from that date. . The relevant fee would now be £80.

The TT Fee is slightly lower than the average of £30 plus VAT that most solicitors charge and the basic fee of £335 + VAT is on the low side, so even with the extras the overall cost is not that unreasonable.

SDLT forms have been around since the end of 2003!

The solicitor may have hidden reference to them in "terms and conditions". However as you specifically asked about what was included it will be difficult for him to defend that as an excuse. I would definitely put it in writing by letter saying that you specifically asked about what was included and this was not mentioned and therefore you do not believe you should pay for it.

There are three different approaches by solicitors on SDLT forms:

1. Include the completion of the form as an "optional" item which you can do yourself, but if the solicitor does it he charges £50-75 plus VAT for doing so. I don't think is fair on people because most don't know what is involved, read it as making it look that the fee is cheaper than they think and later reluctantly agree to pay for it because it is too much hassle to do it themselves.

2. Make it completely clear that there is an extra charge for completing the form. This has the psychological advantage that the fee for conveyancing is made to look lower than it really is but the client cannot complain because the figures have been given to him at the beginning - it is merely a matter of presentation. I think most firms take this approach.

3. Make it clear from the outset that there is no extra charge for completing the form as it is regarded as part of the normal work carried out. That is what I do.

You may want to look at this thread where someone is trying to complete a form to save the "optional" fee:
http://forums.moneysavingexpert.com/showthread.html?t=1800653

I so much concentrate on what people are saying I don't generally look to see who they are! Anyway you now have two sets of info about it all from different aspects, and those reading the threads will no doubt also be suitably edified!

I do think this charging separately for the SDLT form is a source of confusion to the average person.

Depends a lot on how the point was explained in the initial stuff you had from the solicitor.

If it was confusing and didn't make it clear that the form was long and complicated and had to be completed then your line is that the solicitor presented you with confusing costs information leading you to suppose that either the SDLT form was something that was optional or only came up in a few cases or that it wasn't optional but was easy for a lay person to complete.

If you feel that either of the above was suggested in the blurb you received then you may have a legitimate complaint,. but unfortunately the solicitor may well have done just enough by way of explanation to wriggle out if challenged.