Updated: October 12, 2018

Barking conveyancing solicitor fees

No Move, No Fee conveyancing in Barking

Conveyancing solicitor fees are paid to conveyancing solicitors in Barking for carrying out the legal work for a property transaction.

How are Barking conveyancing fees calculated?

Some conveyancing solicitors in Barking carry out the legal work on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

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

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Barking cost?

While conveyancing fees in Barking will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as transport searches, may be necessary.

With Quittance, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Barking

Purchase conveyancing requires the Barking conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. adverse possession) to the future saleability of the property.

The buyer's solicitor will feed the results of their enquiries back to the buyer, deal with any legal issues and register the title in the new owner's name.

This section of the article provides advice for buyers looking for conveyancing solicitors in Barking.

Your Barking conveyancing solicitor must be lender-approved

Before you instruct a Barking conveyancing solicitor, it is critical that you make sure that they are on the approved panel of your mortgage lender, whether you are taking out a mortgage from Santander, Fleet Mortgages or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies will only work with a selected list (known as a 'lender panel') of legal firms that match certain criteria.

Should this be the case, the lender will need a different law firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This can mean the process takes much longer.

Failing to confirm your conveyancing lawyer's lender panel status can result in significant delays.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Conveyancing Searches (Barking & Dagenham Borough Council)

Property searches are questions submitted to public bodies by Barking conveyancing solicitors to identify issues affecting the property being purchased.

Searches are carried out primarily to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specific searches, such as a highways search or a more detailed environmental report, may also be advised in the initial search results.

The London Borough of Barking & Dagenham has a typical turnaround time of 5 weeks for conveyancing searches, so faster personal searches will be recommended.

Checking planning status

Office copies will also be applied for from HM Land Registry by the homebuyer's conveyancing solicitor. This will help to highlight any potential issues. Examples of these include errors on the title plan or restrictive covenants governing the use of the property.

London Borough of Barking & Dagenham Council Tax

London Borough of Barking & Dagenham calculate your council tax based on a number of criteria which include the property's whereabouts and the assessed value of the property in April 1991. E.g. the occupier of a Valuation Band E home in the London Borough of Barking & Dagenham area would pay annual council tax of £1,826.

Barking conveyancing solicitors will inform a buyer of the property's band once this is confirmed by the searches.

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 reduces the tax due to 75% which would equal £1,369.

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.

Band London Borough of Barking & Dagenham Tax (2018)
A £996
B £1,162
C £1,328
D £1,494
E £1,826
F £2,158
G £2,490
H £2,988

Can I challenge my valuation?

To challenge your banding contact:

Valuation Office Agency
10th Floor
Crown House
Linton Rd
Barking
IG11 8HJ
Essex

A homeowner can apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Barking properties

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

The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the home if it exceeds £125k.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

See table below for stamp duty examples for properties in Barking:

  Average selling price (2017) Stamp Duty
Average price £301,432 £5,071.60
Average price (detached) £427,500 £11,375.00
Average new build £302,290 £5,114.50
If you are buying a second home for more than £40,000 then you will have to pay an SDLT surcharge of 3%. E.g. if a second home was bought for £301,432 then the stamp duty including the surcharge would be £24,114.56. .

Stamp duty relief for first-time buyers in Barking

Relief is available on home purchases below £300k for first-time buyers.

Barking conveyancing solicitors will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Barking

New build site

It is rarely a good idea to buy a leasehold home without understanding the implications. The many potential problems lying in wait for the unsuspecting buyer could include:

  • absent freeholders
  • leases with fewer than 80 years to run
  • exponential ground rents
Incomplete leasehold information, delivered by a solicitor lacking in specialist knowledge, could have serious financial consequences.

A specialist conveyancing solicitor in Barking will investigate aspects of the leasehold purchase, including dealing with freeholders, reviewing the lease itself (many leases are decades old) and sinking funds.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Barking?

House being built

According to data sourced by the Land Registry, 22 brand new properties have been bought in Barking in 2018 so far. The average purchase price of a new build in Barking is £292,632.

A new-build conveyancing solicitor in Barking will need to be aware of Barking-specific issues and new build's additional complexities, including dealing with failures to arrange warranty provider inspections and investigating road and drainage issues.

Our highly qualified new build team are experts in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

London Conservation areas

Moving into a conservation area can ensure that the street's unique character is protected. However, conservation area conditions will affect your residential property.

These restrictions can include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

If a property is in breach, the local planning authority can require the new owner to revert the property to its earlier condition, even if the previous owner carried out the alterations.

Your conveyancing solicitor will address whether your planned purchase is located one of Barking's conservation areas.

Conveyancing - Selling a property in Barking

The legal side of a sale of a home is less demanding than when purchasing. The purchaser has to carry out extensive due diligence into the property, whilst conveyancing solicitors in Barking acting for the seller just replies to the solicitor's standard and additional enquiries.

What can you do to give yourself the best chances of success?

Homes can face a range of issues (e.g. missing planning permission or where the property differs from the title plan) which may threaten the conveyancing process.

Don't shy away from finding a solution as it is the buyer's solicitor's job to spot problems - a better course of action will be to speak to an expert, square up to the issue(s), and find a solution ASAP.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold

The conveyancing process for a leasehold property is much more technical compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Barking will need to conduct extra work, for example sourcing all relevant freeholder information or details of any slush fund for property maintenance.

Given the complexities of leasehold property, it is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as the property is marketed, if not before,.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

You could contact a law firm in Barking to carry out your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Barking

Reducing monthly repayments by finding a better rate of interest is usually why people decide to remortgage. There are other reasons, such as wanting to borrow more, or the existing lender having refused a payment holiday.

A proactive conveyancing solicitor in Barking can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

The property lawyer handling the remortgage must also be able to act on behalf of the new lender. Our conveyancers are on the panel for all major lenders, so whether you are moving to a fixed-rate mortgage with Lloyds Bank or to a fixed-rate mortgage with the Coventry 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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