Updated: October 12, 2018

Borehamwood conveyancing solicitor fees

No Move, No Fee conveyancing in Borehamwood

Conveyancing solicitor fees are what you pay your Borehamwood conveyancing solicitor for the legal work involved in moving home.

Are Borehamwood conveyancing fees and costs fixed?

Some conveyancing solicitors in Borehamwood carry out the legal work on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your quote explains exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like managing agent information or property searches.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Borehamwood cost in total?

Although conveyancing fees in Borehamwood will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

With Quittance, there are no hidden costs or nasty surprises. For a standard sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Borehamwood

The conveyancing for the purchase of a house or flat needs a conveyancing solicitor in Borehamwood to consider a wide range of issues. Examples of such issues can range from technical problems relating to the property title to planning issues affecting the mortgageability of the property.

The purchaser's solicitor will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

This part of the article considers the types of residential property which may involve additional risk for homebuyers searching for conveyancing solicitors in Borehamwood.

Your Borehamwood conveyancing solicitor must be lender-approved

There are many lenders, from a large lender such as Santander, to a less common lender like the Darlington Building Society. Before choosing a conveyancing solicitor in Borehamwood, it is paramount that you confirm that they can act on behalf of your lender.

Your lawyer may be unable to act for your lender, because some lenders will only accept a restricted group of law firms that meet strict selection criteria.

In this case, the lender will likely require a second legal firm to complete the legal work, and you will usually need to pay this second lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Failing to check the lender panel status of your conveyancer could mean significant delays.

Quittance Conveyancing are approved members of all lender panels.

Conveyancing Searches (Hertsmere Borough Council)

Property searches will be applied for by Borehamwood conveyancing solicitors to expose issues that might potentially reduce how much your property will be worth.

Mortgage lenders also usually require property searches to be carried out. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be informed if your lender requires any additional searches, for example a highways authority search or a more detailed plan search.

Purchasers should anticipate a wait of around 10 weeks for Local Authority searches delivered by Hertsmere Borough Council. As a result, quicker regulated searches will be recommended.

Planning issues

Office copies will also be ordered from HM Land Registry by the purchaser's conveyancing solicitor, helping to identify any potential issues. Examples of these include the title plan showing only very general boundaries or restrictive covenants governing the use of the property.

Hertsmere Borough Council Council Tax

Hertsmere Borough Council calculate your council tax based on a number of factors that include the size and character of the property and the value of the property as determined by the VOA in 1991. E.g. for an average Band C house in Borehamwood, the council tax would be £1,499 per year.

Borehamwood conveyancing solicitors will inform a buyer of the property's band as soon as they are notified.

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 £1,124.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if an occupier is a student nurse. Homes constructed after 1991 are assigned a council tax band by the Valuation Office Agency.

Band Hertsmere Borough Council Tax (2018)
A £1,124
B £1,312
C £1,499
D £1,686
E £2,061
F £2,436
G £2,811
H £3,373

Can I dispute my band?

To appeal contact:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 0 saw a subsequent reduction.

Stamp Duty on Borehamwood properties

If a house is purchased for £125,000 or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty. Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for Stamp Duty Land Tax examples for homes in Borehamwood:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £476,129 £13,806.45
Average price (detached) £1,061,400 £49,890.00
Average new build £464,000 £13,200.00

Stamp duty relief for first-time buyers in Borehamwood

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. For example, if an existing homeowner bought a second property in Borehamwood for the average price of £476,129 the stamp duty would be £38,090.32.

Conveyancing solicitors in Borehamwood will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Borehamwood

New build site

It is not recommended to purchase a leasehold property without understanding the implications. The many potential complications awaiting the unsuspecting purchaser include exponential ground rents and incomplete management company accounts.

Inaccurate leasehold advice, from an inexperienced conveyancing solicitor, could have serious financial implications.

If you intend to buy a leasehold home, a experienced conveyancing solicitor in Borehamwood will address aspects of leasehold, e.g. :

  • checking the lease itself
  • dealing with freeholders and managing agents
  • service charges for relevant date periods
  • enfranchisement
  • residents? management company

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Borehamwood?

New build building site

Based on Land Registry data, the average cost of Borehamwood new build properties is £464,000. 5 new builds have been bought in Borehamwood in 2018 so far.

The legal side of acquiring a new build home is more involved than any other type of conveyancing. To prevent difficulties arising a Borehamwood conveyancing solicitor must be conscious of local Borehamwood issues and should check a range of issues, including handling structural guarantees and investigating issues with drains and roads that serve the property.

Quittance Conveyancing deliver an independent assessment of the legal title of the house or flat, looking out for factors ranging from the home's future mortgageability to potential freehold acquisition traps.

Hertfordshire Conservation areas

Whether you are planning to buy a period coach house or a period townhouse, if the property is in a defined conservation area, any planned alterations to the property might not be allowed by Hertsmere Borough Council.

Referred to as Article 4 directions, these conditions can include restrictions on VELUX windows, general restrictions governing unsympathetic additions or modifications or restrictions on the erection of outbuildings.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Borehamwood's conservation areas.

Conveyancing - Selling a property in Borehamwood

The legal side of a sale of a home is generally simpler than when purchasing. The buyer's conveyancing solicitor will have to go through a thorough legal appraisal into the property's title and other legal aspects. Conveyancing solicitors in Borehamwood acting for the vendor just gathers information relating to the property and answers the buyer's questions .

Factors that could delay or endanger a property sale

A property can face a broad spectrum of challenges (e.g. a dispute with a neighbour) that have the capacity to protract or even derail the conveyancing process.

Don't bury your head in the sand as it is highly unlikely that the problems won't be picked up, instead get professional advice and deal with it as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is quite a lot more technical than for a more straightforward freehold house.

Conveyancing solicitors in Borehamwood must usually carry out further legal work, including obtaining an up-to-date service charge statement, through to details of any required deed of covenant.

To reduce delays, it is highly recommended that the vendor contacts a leasehold-specialist conveyancer as early as possible.

Can Quittance conveyancers act for both parties?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a house or flat in Borehamwood, and a Quittance conveyancing solicitor is acting for the other side, you could contact a local Borehamwood conveyancing solicitor firm to handle your legal work.

Local Borehamwood conveyancing solicitor directory

  • Title & Covenant Brokers Ltd, 4, Imperial Place, Maxwell Road, Wd6 1jn, Borehamwood, Hertfordshire, WD6 1JN
  • Hine Solicitors, 241 Devonshire House, Manor Way, Borehamwood, Hertfordshire, WD6 1QQ
  • Herbertlewis Solicitors, 78 Shenley Road, Borehamwood, Hertfordshire, WD6 1EH
  • Martin Smith & Co, Sigma House, 53a Theobald Street, Borehamwood, Hertfordshire, WD6 4RT
  • Spalter Fisher LLP, 1 Theobald Court, Theobald Street, Elstree, Borehamwood, Hertfordshire, WD6 4RN

Conveyancing - Remortgaging a property in Borehamwood

Although people consider remortgaging for a range of reasons, homeowners generally remortgage their home to reduce the monthly repayments.

A good conveyancing solicitor in Borehamwood can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates uncertain, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

So that they can make sure that the interests of the lender are protected, the property lawyer handling your remortgage will need to 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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