Award-winning No Move, No Fee conveyancing for Beckenham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance's expert property lawyers deliver an expert no sale - no fee service to property sellers and purchasers looking for conveyancing solicitors in Beckenham and throughout London.
Quittance Conveyancing offer 100% fixed conveyancing fees, and because we focus on better communication, you will never be in the dark about the progress of your move.
If, for any reason at all, your move does not proceed our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Beckenham's most communicative conveyancing service
According to a poll conducted by the Law Society, nearly 50% of the people who took part in the study stated that poor communication directly hindered the process.
The Law Society's 'Conveyancing Quality Scheme' formal client charter prioritises conveyancing solicitors communicating more proactively.
Nevertheless, according to a survey carried out by the Conveyancing Association of 1,500 people, 46% of respondents felt that better communication would have accelerated their sale or purchase.
Our team of Beckenham conveyancing solicitors aim to give you a proactive and informative conveyancing service 7 days a week, using your preferred contact method:
- Lowest Beckenham conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Award-winning case handling technology
- Frequent updates by smartphone, tablet and PC
- DDI and email address of your conveyancer
Updated: October 12, 2018
Beckenham conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Beckenham
Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Beckenham for the legal work for a home sale or purchase.
How are Beckenham conveyancing fees calculated?
Some conveyancing solicitors in Beckenham offer services on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no unexpected, additional costs. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase completes.
Are there any other costs?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as leasehold information packs or Land Registry fees.
How much will conveyancing in Beckenham cost in total?
Although conveyancing fees in Beckenham will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, specific extra searches, such as a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.
There are no hidden costs or surprises to be paid with Quittance. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Beckenham
As a key part of the conveyancing for the purchase of a house or flat, a conveyancing solicitor in Beckenham will investigate the title of the property and report back in detail to the buyer and the lender.
Once their enquiries are complete the conveyancer will offer professional advice and will offer practical solutions and register the new owner's title at the Land Registry.
This section examines the property types that carry additional risk for homebuyers looking for conveyancing solicitors in Beckenham.
- Conveyancing solicitors in Bromley
- Conveyancing solicitors in Chislehurst
- Conveyancing solicitors in Swanley
- Conveyancing solicitors in Thornton Heath
- Conveyancing solicitors in West Wickham
- Conveyancing solicitors in South East London
- Conveyancing solicitors in London
Your Beckenham conveyancing solicitor must be lender-approved
Before choosing a Beckenham conveyancing solicitor, it is paramount that you confirm that they are on the approved solicitor panel of your mortgage lender, whether you are obtaining a mortgage from the Hinckley and Rugby Building Society, Allied Irish Bank or any other 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 this is the case, the lender will probably need an alternative legal firm to complete the legal work, and you will then have to cover this substitute lawyer's costs. Adding another solicitor to the process can delay the whole purchase.
Quittance Conveyancing can act for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Bromley Borough Council)
Searches are enquiries made of public bodies by Beckenham conveyancing solicitors to identify issues affecting your planned purchase.
Searches are carried out primarily to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your conveyancer will notify you if your lender needs any further searches, such as a Crossrail search or a commons registration search.
The London Borough of Bromley has a usual lead time of 6 weeks for conveyancing searches, so quicker regulated searches will be advisable.
Checking planning permission status
Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the buyer. This will help to expose any potential issues, such as restrictive covenants governing the use of the property or a difference between the agent's floorplan and the title plan.
London Borough of Bromley Council Tax
The council tax paid by a homeowner is based on a variety of factors which include the number of occupants aged over 18 and the value of the property. The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,291.
Conveyancing solicitors in Beckenham will inform the purchaser of the property's band once they are themselves notified.
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 £968.
Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or where the property was left empty by a bankrupt person.
|Band||London Borough of Bromley Tax (2018)|
Can I lower my band?
A homeowner can apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. To appeal contact:
Valuation Office Agency
28 Elmfield Rd
Stamp Duty on Beckenham properties
Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.
This table sets out stamp duty for average property in Beckenham:
|Average selling price (2017)||SDLT|
|Average price (detached)||£998,162||£43,566.20|
|Average new build||£865,000||£33,250.00|
Stamp duty relief for first-time buyers in Beckenham
For first-time buyers, stamp duty is only payable on purchases over £300k.
Conveyancing solicitors in Beckenham will confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Beckenham
Purchasing a leasehold home can be challenging when compared to buying a freehold property. Spiralling ground rents, reversionary interests and costly and undisclosed major works are among the frequent complications lying in wait for the unsuspecting purchaser.
If you are planning to buy a leasehold home, a good conveyancing solicitor in Beckenham will investigate aspects of the leasehold purchase, e.g. :
- understanding regional and era-specific nuances of leases
- reviewing correspondence between the freeholder and leaseholder
- service charges
- missing building regs and planning
- planned external works requiring scaffolding
Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Beckenham?
The average cost of Beckenham new builds is £865,000, according to information compiled by the HM Land Registry. 6 new build homes were purchased in Beckenham last year.
A new-build conveyancing solicitor in Beckenham must be well-versed in local Beckenham factors and new build-specific issues, like working to builders' exchange timelines, handling deposits and registering ownership with warranty providers, including NHBC Buildmark, LABC New Home Warranty and BLP.
With Quittance Conveyancing, you will get an impartial view of the legal title of the house or flat, whilst being mindful of considerations ranging from unfair leasehold conditions to excessive ground rent and service charges (where applicable).
London Conservation areas
Whether you are going to buy a thatched cottage or a Victorian family home, if the home is in a designated conservation area, any planned modifications to the home may not be permitted by London Borough of Bromley.
These conditions may include restrictions on the removal of front boundary walls, railings or fences, restrictions on the display of advertisements or limitations on new outbuildings.
The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.
Your conveyancing solicitor will address whether your planned purchase is located one of Beckenham's conservation areas.
Conveyancing - Selling a property in Beckenham
The conveyancing process on a property sale is normally less troublesome than when buying. The buyer's solicitor will have to carry out a thorough legal appraisal on your home. Conveyancing solicitors in Beckenham acting for the seller, however, mostly just answers the purchaser's enquiries.
How to help your sale go through
Properties will frequently have issues (such as a complex 'Green Deal') that can slow or frustrate a transaction.
It is not recommended that you put off finding a solution, hoping the issue will fix itself, instead get advice and tackle it as soon as you can.
- The Essential Conveyancing Guide for Sellers in 2018
- Subsidence? What to do before selling your home
- Dispute with a freeholder? What to do before selling your home
For more conveyancing advice for sellers click here.
The legal work for a leasehold flat is much more difficult than for a more straightforward freehold house.
Conveyancing solicitors in Beckenham will also need to carry out additional work, including getting management company information, through to a copy of the buildings insurance for the common parts.
It is usually counter-productive to hold off instructing a property lawyer as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.
What if you are already acting for the other side?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.
If you are buying or selling a home in Beckenham, and a Quittance solicitor is acting for the other side, you may wish to contact a law firm in Beckenham to carry out your legal work.
Local Beckenham conveyancing solicitor directory
- A Ransley Limited, Kelsey House, 77 High Street, Beckenham, Kent, BR3 1AN
- Tinklin Springall, 9-11 Rectory Road, Beckenham, Kent, BR3 1JB
- Thackray Williams LLP, 225-231 High Street, Beckenham, Kent, BR3 1BN
Conveyancing - Remortgaging a property in Beckenham
Whilst there are many reasons to consider remortgaging, people will generally remortgage to secure a better rate of interest.
A good conveyancing solicitor in Beckenham can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.
In order to certify that the lender's interests are safeguarded, a property lawyer will act for both you and your new lender.
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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