Award-winning No Move, No Fee conveyancing for Blackheath home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With 100% fixed conveyancing fees and a focus on better communication between all parties, Quittance understand how to make your home move less stressful.
Every year our expert no sale - no fee property lawyers help property sellers and buyers looking for conveyancing solicitors in Blackheath and across London.
Our no move no fee service means should your move not proceed, even if you decide to pull out, you won't incur any conveyancing solicitors' legal fees at all.
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Blackheath's most communicative conveyancing service
According to a home owner poll conducted by the Law Society, 46% of those who participated suggested that poor communication drew-out the moving process.
The regulatory bodies for Blackheath property lawyers are particularly concerned with generally improving communication standards, and the service quality standards of the CLC and the Conveyancing Quality Scheme (CQS) make specific reference to communication standards.
In spite of this, a Conveyancing Association survey of 1,500 people ascertained nearly half of homemovers believed that better communication would have accelerated the completion of their sale or purchase.
Quittance Conveyancing's Blackheath conveyancing solicitors aim to deliver a proactive and informative property legal service by phone, email and via our case management app, every day of the week:
- Lowest Blackheath conveyancing solicitors fees
- Access to your online file
- Frequent updates by your chosen method (including SMS, phone and email)
- Your lawyer's email address and direct line
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Blackheath conveyancing solicitor fees
No Move, No Fee conveyancing in Blackheath
Conveyancing solicitor fees are the costs you pay your Blackheath conveyancing solicitor for the legal work associated with buying or selling a property.
Are Blackheath conveyancing fees and costs fixed?
Some conveyancing solicitors in Blackheath work on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your quote explains all fees and disbursements you will need to pay when your property transaction has completed.
Are there any other costs?
In addition to the legal fees you will also have to pay for 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Land Registry fees or landlord's notice fees.
How much will the total Blackheath solicitor conveyancing fees be?
Conveyancing solicitor fees in Blackheath will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a flood plain search, may be needed.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Blackheath
As a key part of the conveyancing for a property buyer, a Blackheath conveyancing solicitor will examine the draft contract and investigate the property's title and report back to the buyer and the lender.
After making their enquiries the solicitor will offer professional advice and will deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.
The content below discusses the kinds of residential property that may be of concern to people who need conveyancing solicitors in Blackheath for a purchase.
- Conveyancing solicitors in Brixton
- Conveyancing solicitors in Greenwich
- Conveyancing solicitors in Lewisham
- Conveyancing solicitors in Streatham
- Conveyancing solicitors in Tooting
- Conveyancing solicitors in South East London
- Conveyancing solicitors in London
Your Blackheath conveyancing solicitor must be lender-approved
Whether your mortgage is with a major lender like the Co-operative Bank or a less common mortgage lender such as the Tipton & Coseley Building Society, before you appoint a Blackheath conveyancing solicitor you need to check that they can act on behalf of your chosen lender.
Your conveyancer may be unable to act for your chosen lender, because some lenders will only work with a select panel of solicitors or licensed conveyancers that meet stringent standards.
In this case, the lender will need a second legal firm to complete the legal work, and you will be expected to pay this substitute lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.
Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Lewisham Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Blackheath conveyancing solicitors to give details about the home you want to buy.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
Additional searches, such as a radon gas search or a Forestry Commission search, may also be recommended in the standard search results.
The London Borough of Lewisham has a typical processing time of 5 weeks for conveyancing searches. Your lawyer will therefore recommend using faster personal searches.
Checking planning permission status
Office copies will also be ordered from HMLR by the homebuyer's conveyancing solicitor, assisting with the identification of any potential issues, such as discrepancies between the property boundaries and the title plan or restrictions that limit alterations.
London Borough of Lewisham Council Tax
The council tax paid by a homeowner is based on a number of factors including the size and layout of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance for an average Band C house in Blackheath, the amount due would be £1,332.
A conveyancing solicitor in Blackheath will inform the buyer of the home's tax band as soon as they are 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 £999.
Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where an occupation is prohibited by law such as a compulsory purchase order.
|Band||London Borough of Lewisham Tax (2018)|
Can I appeal against my band?
A property owner can also ask for their property to be reassessed, and if the valuation is revised down, they may receive a refund. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
28 Elmfield Rd
Stamp Duty on Blackheath properties
If you are buying a residential property in England, Wales or Northern Ireland then you will usually need to pay stamp duty. SDLT is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.
Quittance Conveyancing's case management system ensures that the critical SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
See SDLT examples for properties in London:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£711,410||£25,570.50|
|Average new build||£449,784||£12,489.20|
Stamp duty relief for first-time buyers in Blackheath
Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000. Higher rates of SDLT apply to buyers of second home in the form of a higher rate of 3%. For example, if an existing homeowner bought a second home in Blackheath for the average price of £880,307 the SDLT would be £70,424.56.
Blackheath conveyancing solicitors should confirm their client pays the right amount.
Buying a flat? Leasehold conveyancing in Blackheath
The pitfalls associated with purchasing a leasehold property remain of serious concern. The numerous common problems awaiting an uninformed buyer could include spiralling ground rents, marriage value issues and sinking fund issues.
If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Blackheath will investigate aspects of the leasehold purchase, including :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- dealing with freeholders
- annual statements of account and budgets for service charges
- sinking funds
- compliance with means of escape (where relevant)
Make sure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.
Buying a 'New Build' property in Blackheath?
According to Land Registry data, 450 brand new properties have been bought in Blackheath in 2018 so far. The average sale price of Blackheath new build homes is £449,784.
A new-build conveyancing solicitor in Blackheath must be well-versed in Blackheath-specific factors and the extra complexities associated with new build, e.g. confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and handling deposits.
Our team of new build conveyancers are experts in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.
Conservation areas in London
When acting for the purchaser of a property in Blackheath, a conveyancing solicitor will need to confirm if the property is in one of Blackheath's conservation areas. If it is, the property could be affected by specific conditions. These conditions, called Article 4 Directions, could include:
- Limitations on the erection of outbuildings
- Restrictions on the addition of flues and soil vent pipes
- Limits on the erection of outbuildings
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Blackheath.
Conveyancing - Selling a property in Blackheath
The legal work involved in a property sale is less difficult than for a purchase. The buyer's conveyancing solicitor carries out detailed research into the property and its legal title. Conveyancing solicitors in Blackheath acting for the vendor simply responds to enquiries made by the buyer's solicitor.
Why do sales fall through?
A property can be burdened by potential roadblocks (for example having a flying freehold or a problematic solar panel lease) that can protract the sale process.
Property experts will generally advise that vendors handle these issues as soon as they come to light.
- What to do before selling your 'share of freehold' flat
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
Conveyancing for a leasehold property is much more specialised than for a more straightforward freehold house.
Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Blackheath, such as getting all relevant freeholder information, through to a copy of the lease.
To reduce delays, it is highly recommended that the vendor contacts a property lawyer with leasehold experience as soon as possible.
Can Quittance conveyancers act for the buyer and the seller of the same house?
Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both parties.
If you are buying or selling a property in Blackheath, and a Quittance conveyancer is acting for the other side, you could contact a local Blackheath conveyancing solicitor firm to handle your legal work.0
Conveyancing - Remortgaging a property in Blackheath
Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage a home to secure a preferential rate.
A good conveyancing solicitor in Blackheath 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 be a contributing factor to securing your preferred rate.
A property lawyer will act for both you and the bank or building society, in order to confirm the lender's new interest is correctly registered and the lender's interests are protected.
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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