19 Church Street
Isle of Wight
PO38 1SN

Tel: 01983 852626

Fax: 01983 855600

Map icon
Placeholder Picture

Our team

Tony Careless

Tony is the Principal of the Practice. He has a background in a number of different areas of legal practice but now concentrates on property work.

Tony is a first class honours degree graduate of the University of Wales and qualified as a solicitor in 1981. Ten years later he opened his Practice in Ventnor after moving to the Island in 1989, and has lived and worked here ever since.

Sandra Brown

Sandra is a senior Solicitor practising in all aspects of Wills, Probate and Affairs of the Elderly.

Sandra obtained an Honours Degree at Trent Polytechnic in Nottingham in 1986 and qualified as a Solicitor in 1990.

After practising in London and the birth of her son, Sandra moved to the Island in 1999 and joined the practice in 2006.

Wendy Webb

F.Inst PA, Residential Conveyancing

Wendy is a conveyancing executive dealing in all areas of residential conveyancing, having attained her Specialist Paralegal Practitioner's Qualification at the University of West England (Bristol) and is now a Fellow of the Institute of Paralegals.

Wendy has over 25 years experience within Solicitors Legal Practice and joined A J Careless in 1991.

Ian Clark


Ian is a Chartered Legal Executive with over 25 years experience. He began his career on the Island in 1990 before qualifying as a Legal Executive in 1998.

Ian specialises in drafting Wills, Lasting Powers of Attorney and assisting families with the administration of estates. Over the years he is proud to have helped families from generation to generation.

Away from work, Ian is married with two young daughters and enjoys fell walking in the Lake District and family holidays in the Yorkshire Dales.

Residential Conveyancing Pricing Guidelines

These are guidelines only, not quotes or estimates, and do not take the place of a proper estimate for a specific matter, which we will be glad to supply when in possession of the appropriate information. Please contact Tony Careless or Wendy Webb.

Our fees cover all of the work required to complete the sale and/or purchase of your 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.

Conveyancer's fees and disbursements

Freehold Properties

• Property Value £0 - £300,000: From £725 plus VAT
• Property Value £300,001 - £350,000: From £750 plus VAT
• Property Value £350,001 - £400,000: From £775 plus VAT
• Property Value £400,001 - £500,000: From £825 plus VAT
• Property Value £500,001 - £600,000: From £895 plus VAT
• Property Value £600,001 - £800,000: From £950 plus VAT
• Property Value £800,001 - £1,000,000: From £1000 plus VAT

Additional Fees

• Leasehold (Sale): Add £100 plus VAT
• Leasehold (Purchase): Add £150 plus VAT
• Mortgage with Purchase: Add £100 plus VAT
• New Build: Add £150 plus VAT
• Help to buy ISA: Add £50 plus VAT


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.

• Search fees (on purchase): £180
• Bankruptcy Search (per person): £2
• Land Registry search: £3
• Official Copy Documents (on sale): £6-£24 on average
• Land Registry fee: Please visit the Land Registry website
• For leasehold properties landlords or their managing agents generally charge a fee for supplying the necessary information and documentation. Their fees vary and we would confirm the figure in any particular case once known.

Stamp Duty or Land Tax (on purchase)

This depends on the purchase price of your property and whether you own any other property (worldwide). You can calculate the amount you will need to pay by using HMRC's website or if the property is located in Wales by using the Welsh Revenue Authority's website here.

How long will my house purchase take?

How long it will take from your offer being accepted until you can move in to your house will depend on a number of factors. The average process takes between 6-8 weeks providing there are no complicating factors which cause delay.

Stages of the process

The precise stages involved in the purchase of a residential property vary according to the circumstances. However, below we have suggested some key stages that will usually be included:

• Take your instructions and give you initial advice
• Check finances are in place to fund purchase and contact lender's solicitors if needed
• Receive and advise on contract documents
• Carry out searches
• Obtain further planning documentation if required
• Make any necessary enquiries of seller's solicitor
• Give you advice and report to you on all documents and information received
• Go through conditions of mortgage offer with you
• Send final contract to you for signature
• Agree completion date (date from which you own the property)
• Exchange contracts and notify you that this has happened
• Arrange for all monies needed to be received from lender and you
• Complete purchase
• Deal with payment of Stamp Duty/Land Tax
• Deal with application for registration at Land Registry

Probate Pricing Guidelines

We tailor our service to meet your needs and therefore the cost of our work will depend on the individual circumstances of the matter. We offer the following guidelines but will be happy to answer any request for further information. Please contact Sandra Brown or Ian Clark.

Applying for Grant, collecting and distributing the assets

We anticipate this will take between 10 and 15 hours work at £210 per hour making average fees between £2,100 and £3,150 (plus VAT).

Factors which determine which end of the scale costs will fall include the number of bank accounts, whether there is a property and the number of beneficiaries. If there is one beneficiary and no property, our costs will be at the lower end of the range. If there are multiple beneficiaries, property and multiple bank accounts, our costs will be at the higher end.

We will handle the full process for you. These guidelines are for estates where:

• There is a valid Will
• There is no more than one property
• There are no more than 5 bank or building society accounts
• There are no other intangible assets
• There are 2 - 4 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 claims made against the estate

Disbursements which may be incurred in addition to this fee:

• Probate application fee of £155 plus 50p for each additional copy
• £7 Swearing of the oath (per executor) or £5 for an administrator where there is no Will
• £3 for obtaining office copies of the Land Registry title to the property
• Bankruptcy-only Land Charges Department searches (£2 per beneficiary/legatee)
• £130 to £150 Advertisement in the London Gazette and Local Newspaper - Protects against unexpected claims from unknown creditor and also helps to protect against unexpected claims

Disbursements are costs related to your matter that are payable to third parties, such as court fees. We handle the payment of the disbursements on your behalf to ensure a smoother process.

Potential additional costs

• If there is no Will or the estate consists of any share holdings (stocks and bonds) there are likely to be additional costs that could range significantly depending on the estate and how it is to be dealt with. We can give you a more accurate quote once we have more information.
• Dealing with the sale or transfer of any property in the estate is not included.

How long will this take?

On average, estates that fall within this range are dealt with within 2 - 5 months. Typically, obtaining the Grant of Probate takes 2 - 8 weeks. Collecting assets then follows, which can take between 3 - 6 weeks. Once this has been done, we can distribute the assets, which normally takes 2 - 4 weeks.

Probate only (non-taxable estates)

If you wish we can help you through this difficult process by making the application and obtaining the Grant of Probate on your behalf.

How much does this service cost?

TOTAL: fixed fee of £1,070.00 inclusive of VAT and disbursements.

This includes: obtaining the Grant based on valuations of assets and liabilities provided by you.

Breakdown of costs:

Legal fees £750.00

VAT on legal fees £150.00

Disbursements (£170.00 in total) These include:

• Probate court fee £156.00 (to include 2 office copies).
• Swearing the oath £14.00 (for 2 executors assuming there are no codicils)

Disbursements are costs related to your matter that are payable to third parties, such as court fees.

As part of our fixed fee we will:

• Provide you with a dedicated and experienced probate solicitor to work on your matter
• Identify the legally appointed executors or administrators and beneficiaries
• Accurately identify the type of Probate application you will require based on the financial information you supplied to us
• Complete the Probate Application and the relevant HMRC forms
• Draft a legal oath for you to swear
• Make the application to the Probate Court on your behalf
• Obtain the Probate and securely send two copies to you

On average, obtaining Probate will take 2 - 4 weeks.


We want to give you the best possible service. However, if at any point you become unhappy or concerned about the service we have provided then you should inform us immediately, so that we can do our best to resolve the problem.

In the first instance it may be helpful to contact the person who is working on your case to discuss your concerns and we will do our best to resolve any issues at this stage. If following this you are still not satisfied we can provide you with a copy of our full complaints procedure. Making a complaint will not affect how we handle your case.

The Solicitors Regulation Authority can help you if you are concerned about our behaviour. This could be for things like dishonesty, taking or losing your money or treating you unfairly because of your age, a disability or other characteristic.

You can raise your concerns with the Solicitors Regulation Authority.

What to do if we cannot resolve your complaint

The Legal Ombudsman can help you if we are unable to resolve your complaint ourselves. They will look at your complaint independently and it will not affect how we handle your case.

Before accepting a complaint for investigation, the Legal Ombudsman will check that you have tried to resolve your complaint with us first. If you have, then you must take your complaint to the Legal Ombudsman:

• Within six months of receiving a final response to your complaint


• No more than six years from the date of act/omission; or
• No more than three years from when you should reasonably have known there was cause for complaint.

Contact details

CALL: 0300 555 0333 between 9am to 5pm
Legal Ombudsman PO Box 6806, Wolverhampton, WV1 9WJ