Updated: October 12, 2018

Banstead conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Banstead

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Banstead for the legal work involved in moving home.

Are Banstead conveyancing fees and costs fixed?

Our solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Banstead who will work on an hourly rate. Your quote will set out what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like local authority searches or managing agent fees.

See: Complete list of conveyancing fees

How much will conveyancing in Banstead cost in total?

Conveyancing fees in Banstead will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a mining search, may be needed.

For a standard conveyancing transaction, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote 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 Banstead

As a key part of the legal work for a property purchase, a conveyancing solicitor in Banstead will carry out due diligence on the tenure and investigate the property's title and feed the results of their enquiries back to the buyer.

Once their enquiries are complete the solicitor will make recommendations and will iron out any legal issues and ensure that the full legal ownership is transferred.

This article considers the kinds of residential property that carry additional risk for buyers looking for conveyancing solicitors in Banstead.

Your Banstead conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Barclays Bank, Pepper Homeloans or any other lender, before you select a Banstead conveyancing solicitor it is very important that you make sure that they are approved by your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders are only happy to work with a restricted group of firms.

Under these circumstances, the lender will probably require a different law firm to complete the legal work, and you will then have to cover this second solicitor's costs. This means the transaction could be delayed.

Neglecting to check the lender panel membership of your conveyancing lawyer could mean significant delays.

Our conveyancing solicitors can act on behalf of all banks and other lenders.

Reigate and Banstead Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Banstead conveyancing solicitors to provide information about your planned purchase. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there are any proposed road schemes within 200m
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Banstead properties for local parish repairs.

Your lawyer will make you aware if your lender requires any additional searches, e.g. a radon gas search or a geological search.

The estimated delivery time for conveyancing searches from Reigate and Banstead Borough Council is 5 weeks. A local search provider will be able to provide this information faster.

Planning searches

Official Entries will also be obtained from HMLR by the conveyancing solicitor acting for the homebuyer. This will help to identify potential planning issues, such as a difference between the agent's floorplan and the title plan or limits on the development of the property.

Reigate and Banstead Borough Council Council Tax

Reigate and Banstead Borough Council calculate your council tax based on various factors such as the size of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). The occupier of a property in Band B, for example, would owe annual council tax of £1,458.

A conveyancing solicitor in Banstead will inform a purchaser of the property's band after this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,094.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or if the property is a 'granny annexe'.

Band Reigate and Banstead Borough Council Tax (2018)
A £1,250
B £1,458
C £1,667
D £1,875
E £2,292
F £2,708
G £3,125
H £3,750

Does anyone ever challenge their valuation?

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

Valuation Office Agency
First Floor
Warwick House
67 Station Rd

From April 2016 to March 2017, 40 council tax challenges were made, and 10 were upheld and refunds awarded.

Stamp Duty on Banstead properties

After a home sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

If you are buying a home in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k.

Quittance Conveyancing's legal case management system integrates with online tax return system to ensure that the SDLT is paid quickly and with minimal fuss.

The following table illustrates Stamp Duty Land Tax examples for properties in Banstead:

  Average sale price (2017) Stamp Duty Land Tax
Average price £531,517 £16,575.85
Average price (detached) £750,846 £27,542.30
Average new build £592,500 £19,625.00
Higher rates of SDLT apply to buyers of second home in the form of a higher SDLT rate of 3%. E.g. if a second home was bought for £531,517 then the SDLT including the surcharge would be £42,521.36. .

Stamp duty relief for first-time buyers in Banstead

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Banstead conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Banstead

New build site

The potential risks associated with buying a leasehold property should be a worry for leasehold home buyers. The many potential complications lying in wait for an uninformed buyer include freeholds sold without first refusal to leaseholders, ground rent multipliers and absent freeholders.

Poor leasehold guidance, from a property lawyer with only freehold experience, can have serious consequences.

If you intend to purchase a leasehold property, a competent conveyancing solicitor in Banstead will consider possible leasehold issues, including annual statements of account and budgets for service charges, the implications of the remaining length of the lease and managing agent practices.

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Banstead?

New build site

According to data gathered by Her Majesty's Land Registry, the average price for Banstead new build property is £592,500. 3 new build homes were purchased in Banstead last year.

Acquiring a new build can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Banstead must be mindful of Banstead-specific considerations and needs to check a range of issues, like handling the uncertainties of buying off plan and working to builders' exchange timelines.

Our specialist team of new build conveyancers deliver a specialist assessment of the legal title of the house or flat, with close attention paid to issues like problematic leasehold terms and likely freehold acquisition traps.

Surrey Conservation areas

Whether you enjoy a rural setting or Regency architecture, purchasing property in a conservation area can ensure that the neighbourhood is protected from noticeable change. However, conservation area constraints will affect your house.

Referred to as Article 4 directions, these building controls could include a wide range of constraints from limits on the use of cladding, to restrictions on door and window styles.

If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, even if the previous owner carried out the alterations.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Banstead.

Conveyancing - Selling a property in Banstead

The legal work involved in a sale of a house or flat is less demanding than for a purchase. During the sale of a house or flat, the responsibility lies with the purchaser to establish that the house or flat is mortgageable and free from legal issues.

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

Why do sales fall through?

Hurdles, like issues with neighbours' rights over the property, can easily endanger your move if not dealt with promptly.

In most cases, you should handle any such problems as soon as they come to light.

Useful reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The conveyancing process for a leasehold property is a great deal more protracted compared to a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Banstead, and this could include getting an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the seller instruct a property lawyer as soon as is practicable.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale.

You could contact a property solicitor firm in Banstead to undertake your conveyancing, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Banstead conveyancing solicitor directory

  • Copley Clark LLP, Curzon House, 24 High Street, Banstead, Surrey, SM7 2LJ
  • Cuff and Gough LLP, Lamborn Place, 26 High Street, Banstead, Surrey, SM7 2LJ
  • Gowen & Stevens LLP, Sinnertons Solicitors, 175 High Street, Banstead, Surrey, SM7 2NT

Conveyancing - Remortgaging a property in Banstead

Homeowners remortgage for all sorts of reasons, for example getting on to a new fixed-rate deal, or releasing capital. The main reason, however, is to get a more attractive interest rate.

A good conveyancing solicitor in Banstead can reduce the remortgage processing time, and move you to the better rate sooner. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

In order to ensure that the lender's interests are protected, a property lawyer will act for both you and your new lender.

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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