Updated: October 12, 2018

Brent conveyancing solicitor fees

No Move, No Fee conveyancing in Brent

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Brent for the legal work involved in moving home.

Do Brent conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Brent will work on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your conveyancing quote will explain what fees you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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 telegraphic transfer fees or Stamp Duty Land Tax.

See: Complete list of conveyancing fees

How much will conveyancing in Brent cost in total?

Conveyancing solicitor fees in Brent should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flooding search, may be necessary and council search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Brent

The London Borough of Brent forms part of Outer London. One of the most culturally diverse boroughs in the UK, it is an exciting, dynamic and vibrant place to live and work. Its main town is Wembley (home to the iconic Wembley stadium and Wembley arena). Other major areas include Harlesden, Kilburn and Willesden.

Much of the employment in the borough is in small and medium sized enterprises, underlining the entrepreneurial spirit of its population. The borough is attracting new investment, bringing in new businesses and residents every year.

Easy access to central London is provided by its numerous underground, overground and National Rail stations.

Conveyancing for purchasers

Caveat emptor, meaning 'let the buyer beware', was the legal principle of English property law. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still investigate their intended purchase.

The conveyancing solicitor in Brent will offer professional advice after making their enquiries, offer pragmatic solutions and register the title in the new owner's name.

The content below provides useful advice for homebuyers looking for conveyancing solicitors in Brent.

Your Brent conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from Santander, Pepper Money or any other lender, before instructing a conveyancing solicitor in Brent it is vital that you check that they can act for your chosen lender.

Most banks and building societies are only prepared to work with a selected list (their 'panel') of law firms. If a solicitor is unable to act for your chosen lender, the lender will require an alternative solicitor firm to act in their interests.

The buyer will usually need to pay this alternative lawyer's fees and significant delays to your move could occur.

Your property purchase could be threatened by failing to check your property solicitor's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor banks and other lenders.

Brent Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by Brent conveyancing solicitors to help to identify planning, development and environmental issues that might possibly reduce how much the property you are purchasing is worth. They include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Homebuyers will be made aware if your lender wants any further searches, e.g. a highways search or a disadvantaged area search.

The estimated delivery time for Residential property searches ordered from the London Borough of Brent is 4 weeks, so your conveyancer will instead use a quicker local search agent.

Planning permissions

The conveyancing solicitor acting for the buyer will get an Official Copy of the Title Register from HMLR, helping to identify planning issues. These issues could include a restrictive covenant against certain alterations or discrepancies with the filed plan.

London Borough of Brent Council Tax

London Borough of Brent calculate your council tax based on various criteria e.g. the property's whereabouts and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance the occupier of a Band B property in the London Borough of Brent area would pay annual council tax of £1,164.

A conveyancing solicitor in Brent will inform the purchaser of the property's tax band once they have the Local Authority search results.

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 (25%) would reduce the tax due to £873.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property (land) is a boat mooring or caravan pitch. The Valuation Office Agency (VOA) assess council tax bands for new build properties, and where the owner has requested a revaluation.

Band London Borough of Brent Tax (2018)
A £998
B £1,164
C £1,330
D £1,497
E £1,829
F £2,162
G £2,494
H £2,993

Is your new home in the wrong band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Harrow
HA1 1BH

A property owner can also ask for their property to be reassessed.

Stamp Duty on Brent properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

If you are buying a house that costs over £125,000, then you will have to pay stamp duty to HMRC.

Quittance Conveyancing's integrated case management system are fully integrated with HM Revenue & Customs's online SDLT filing systems.

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

  Average selling price (2017) Stamp Duty Land Tax
Average price £575,887 £18,794.35
Average price (detached) £1,005,080 £44,258.00
Average new build £493,229 £14,661.45
Higher rates of SDLT apply to buyers of second residential property in the form of a 3% stamp duty surcharge. E.g. if a second property was bought for £575,887 then the SDLT including the surcharge would be £46,070.96. .

Stamp duty relief for first-time buyers in Brent

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

Brent conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Brent

New build site

Purchasing a leasehold house or flat is not as simple as buying a freehold home. Doubling ground rents, overpriced managing agent packs and onerous covenants are but a few of the many potential difficulties lying in wait for an uninformed purchaser.

Serious financial ramifications can result from a less-experienced property lawyer's failure to advise you correctly regarding your planned leasehold purchase.

A experienced conveyancing solicitor in Brent will consider potential leasehold issues, for example dealing with freeholders, sometimes ancient and arcane lease documents and share of freehold complexity.

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Brent?

House under construction

According to Her Majesty's Land Registry data, the average value of a new build property in Brent is £520,362. 4 new build properties have been bought in Brent in 2018 so far.

A new-build conveyancing solicitor in Brent needs to be conscious of local Brent factors and the added complexities associated with new build, like checking the suitability of new build insurance and confirming building regulation compliance.

Quittance Conveyancing deliver an independent view of the property's legal status, with close attention paid to considerations like the home's subsequent resaleability and an assessment of other risks, such as contaminated land hazards.

London conservation areas

If you are purchasing a house in a conservation area in Brent, the property must not breach any conservation area constraints. Called Article 4 directions, these conditions can include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Northwick Circle, Roe Green Village and Harlesden are among the conservation areas in Brent. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Brent.

Conveyancing - Selling a property in Brent

The legal side of a sale of a house or flat is less difficult than for a purchase. With a property purchase, the responsibility is solely on the buyer to validate that the home they are buying is not legally defective.

With a sale, conveyancing solicitors in Brent acting for the vendor need only answer any enquiries made by the buyer's solicitor.

Factors that could delay or endanger the conveyancing process

Common obstacles, like tree preservation orders or being situated on a flood plain, have the capacity to hinder the conveyancing process if left unresolved.

Don't bury your head, hoping the issue will fix itself. Instead, you should seek out professional help and work to resolve it proactively.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is much more difficult in comparison with a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Brent, and this could include requesting the latest service charge and ground rent statement or details of any deed of variation.

To accelerate the handling of the leasehold work, it is strongly advised that the seller instructs a leasehold-specialist lawyer as soon as possible, and preferably before marketing the property,.

Can Quittance conveyancers act for both the buyer and the seller in one transaction?

Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a house sale. However, CLC-regulated conveyancers, can act for both sides.

You could contact a local Brent conveyancing solicitor firm to handle your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Brent

By far the most common reason homeowners remortgage a home is to lower their monthly repayments. There are any number of other reasons to consider remortgaging, including switching from interest-only to repayment, or releasing funds to help pay for home improvements.

An efficient conveyancing solicitor in Brent can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

To confirm that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to act for both you and the mortgage 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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