Award-winning No Move, No Fee conveyancing for Brent home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer guaranteed fixed conveyancing fees, and because we prioritise better communication, you will always be kept in the loop about the progress of your move.
Every year Quittance's property lawyers deliver a specialist no sale - no fee service to residential property buyers and sellers looking for conveyancing solicitors in Brent and throughout London.
In the event that your property sale or purchase does not proceed our no move no fee service means you won't have to pay any conveyancing solicitors' fees.
Brent's most communicative conveyancing service
According to Veyo market research, 1/3 of those who took part said they were not kept in the loop by the [solicitor].
The Law Society's CQS official client charter is focussed on improving conveyancing solicitor communication.
Despite attempts by the Solicitors Regulation Authority to address the issue, a survey carried out by OnePoll, suggested over 1/5 of property transactions do not complete successfully due to inefficient communication.
Keeping you updated
Our Brent conveyancing solicitors provide the most informative and proactive property legal service in the UK. We provide you with the information you need 7 days a week, using your preferred contact method:
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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.
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
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.
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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.
Quittance Conveyancing can carry out the legal work for all major and minor banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK 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.
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)|
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
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 (detached)||£1,005,080||£44,258.00|
|Average new build||£493,229||£14,661.45|
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
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.
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?
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.
- No electrical completion certificate? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
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.0
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.
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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