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.

See: Complete list of conveyancing fees and disbursements

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

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.

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.

Not checking the lender panel status of your conveyancing solicitor could mean serious delays.

Quittance Conveyancing can act for all mortgage providers.

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)
A £968
B £1,130
C £1,291
D £1,453
E £1,776
F £2,098
G £2,421
H £2,905

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
Unicorn House
28 Elmfield Rd

Stamp Duty on Beckenham properties

Steep fines await those who miss the Stamp Duty Land Tax payment deadline. SDLT will almost always need to be paid if the house being purchased is valued at over £125k.

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 £537,300 £16,865.00
Average price (detached) £998,162 £43,566.20
Average new build £865,000 £33,250.00
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 £537,300 then the SDLT including the surcharge would be £42,984.00. .

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

New build site

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.

Severe consequences can result from a less-experienced conveyancing solicitor's failure to give good leasehold advice.

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?

Building site

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.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

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.

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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