Updated: October 12, 2018

Ashtead conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ashtead

Conveyancing solicitor fees are the costs you pay your Ashtead conveyancing solicitor for handling the legal work for your move.

Are Ashtead conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Ashtead who work on a fees per hour basis. Your conveyancing quote explains all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like HMLR fees or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Ashtead solicitor conveyancing fees be?

Though conveyancing fees in Ashtead will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flooding search, may be needed and council search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Ashtead

Caveat emptor, meaning 'let the buyer beware', was the legal principle of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, the buyer still will need to investigate the house or flat they plan to buy.

A conveyancing solicitor in Ashtead will make recommendations after making their enquiries, offer pragmatic solutions and confirm that the legal title passes to the new owner.

The following considers the aspects of the legal process for conveyancing solicitors in Ashtead necessitating a deeper level of knowledge.

Your Ashtead conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from TSB, the Earl Shilton Building Society or any other lender, before appointing a Ashtead conveyancing solicitor it is critical that you make sure that they are approved by your mortgage lender.

Your solicitor may be unable to act for your mortgage lender, because some banks and building societies will only work with a selected list (known as a 'panel') of legal firms.

If that is the case, the lender will likely require an alternative solicitor firm to complete the legal work, and you will then have to cover this substitute solicitor's costs. This can push back the completion date of the purchase.

Not checking your lawyer's lender panel status can mean significant delays.

Quittance Conveyancing can carry out the legal work for all major and minor banks and other lenders.

Mole Valley Council searches and other searches

Searches are applied for by Ashtead conveyancing solicitors to unearth problems that could affect how much your property is worth. They include:

SearchDescription
Local Authority (LA) searchplanning and development details from Mole Valley Council records
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitythere is a risk that some Ashtead properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Buyers will be informed if your lender insists on any additional searches, such as a more detailed flood report or an agricultural search.

Property purchasers should expect to wait approximately 6 weeks for LA searches supplied by Mole Valley Council, so your solicitor will instead order faster regulated searches.

Planning issues

Official Entries (or 'office copies') will also be sourced from HM Land Registry by your conveyancing solicitor, helping to identify planning issues, for example discrepancies between the property boundaries and the title plan or right of access issues.

Mole Valley Council Council Tax

Council tax is calculated by Mole Valley Council on property value and the number of people living in the property. For instance the occupier of a Valuation Band E home in the Mole Valley Council area would pay annual council tax of £2,236.

Ashtead conveyancing solicitors will inform the purchaser of the home's tax band as soon as they are made aware.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,677.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch. New build property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Mole Valley Council Tax (2018)
A £1,220
B £1,423
C £1,626
D £1,829
E £2,236
F £2,642
G £3,049
H £3,659

Can I challenge the council tax banding?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
First Floor
Warwick House
67 Station Rd
Redhill
RH1 1DL
Surrey

Owners can ask for their property to be reassessed. A refund may be due if the property is awarded a lower band.

Stamp Duty on Ashtead properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

Stamp duty will almost always need to be paid if the house being purchased is valued at over £125k.

Quittance Conveyancing's online case management system integrates with electronic filing gateway to ensure that the stamp duty is settled quickly and accurately.

See examples for average Ashtead properties:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £577,506 £18,875.30
Average price (detached) £827,667 £31,383.35
Average new build £445,950 £12,297.50
Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. E.g. if a second property was bought for £577,506 then the stamp duty including the surcharge would be £46,200.48. .

Stamp duty relief for first-time buyers in Ashtead

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas.

Conveyancing solicitors in Ashtead will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Ashtead

New build site

It is estimated that over 100,000 UK property owners are trapped by leases with problematic terms. There are numerous technical issues that could be lying in wait for the unsuspecting buyer, including increasing ground rents and unreasonable lease extension premiums.

Poor leasehold guidance, from an inexperienced lawyer, could have serious financial consequences.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Ashtead will investigate aspects of the leasehold purchase, including :

  • checking the lease itself
  • service charges
  • dealing with freeholders and managing agents
  • rights issues

Make sure that you are fully-informed regarding your planned purchase - You can call our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Ashtead?

New build site

The average price for Ashtead new build properties is £445,950. 1 newly-constructed homes have been bought in Ashtead in 2018 so far.

The legal side of purchasing a new build can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Ashtead must be aware of both region-specific issues and also needs to check a range of issues, such as advising on mortgage offer flexibility for delayed completion and ensuring that the contract is in the buyer's favour.

Our expert new build team provide an expert appraisal of the legal title of the house or apartment, and in particular concerns ranging from unfair leasehold conditions to potential freehold acquisition traps.

Conservation areas in Surrey

Whether you are purchasing an 18th century stone cottage or a Tudor home, if the house is in a defined conservation area, any planned modifications to the house might not be permitted by Mole Valley Council.

Called Article 4 directions, these building controls can include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

The local council can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Ashtead's conservation areas.

Conveyancing - Selling a property in Ashtead

The conveyancing process on a sale of a home is normally less troublesome than for a property purchase. When buying, the responsibility lies entirely with the buyer to satisfy themselves that the property can be mortgaged and is free from legal issues.

With a sale, conveyancing solicitors in Ashtead acting for the current owner for the most part just answer questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

Hurdles, like an issue with noisy neighbours or not having permission for alterations when in a conservation area, can protract the sale conveyancing process.

Don't bury your head in the sand and hope any such problems will go away - talk to a professional instead, face the issues head on, and find a solution as soon as you can.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is much more protracted than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Ashtead must undertake additional work, which could include sourcing all relevant freeholder information, through to details of any required deed of covenant.

So as to resolve any leasehold-related problems sooner, it is recommended that the vendor contact a property lawyer as soon as possible, and ideally before marketing the property,.

What if Quittance is acting for the other side?

SRA rules restrict the same solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in Ashtead to carry out your conveyancing, if a Quittance solicitor is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Ashtead

Reducing monthly repayments by finding a better rate is usually why people decide to remortgage. There are other reasons, including borrowing more to help pay for an extension, or moving from a tracker to a fixed-rate.

A good conveyancing solicitor in Ashtead can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

Your property lawyer must also be able to act on behalf of your new mortgage lender. Quittance Conveyancing are on all major lenders' panels, so whether you are moving to a flexible mortgage with the HSBC or to a repayment mortgage with the Darlington Building Society, our remortgage team can assist.

Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

Read more about this Quittance Legal Expert

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