Award-winning No Move, No Fee conveyancing for Brixton home movers
By Gaynor Haliday , Oct 12, 2018
Whether you are buying, selling or remortgaging a property, and need conveyancing solicitors in Brixton, Quittance Conveyancing's no sale, no fee property lawyers can assist.
We offer guaranteed fixed conveyancing fees, and our focus on proactive communication means you will never be uninformed about how your sale or purchase is progressing.
If, for whatever reason, your sale or purchase does not complete our no sale no fee service means you won't incur any conveyancing solicitors' legal fees.
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Brixton's most communicative conveyancing service
Inadequate law firm communication is one of the most stressful elements of moving home.
The regulatory bodies for Brixton property lawyers are particularly focused on promoting proactive communication, and the service quality charters of the CLC and the Law Society's CQS refer to the need to maintain a better standard of communication.
Nonetheless poor communication is one of the most frequent complaints made against property lawyers.
Keeping you updated
Our Brixton conveyancing solicitors provide an award-winning conveyancing service. We strive to deliver the information you require using your preferred method of communication, 7 days a week:
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Updated: October 12, 2018
Brixton conveyancing solicitor fees
No Move, No Fee conveyancing in Brixton
Conveyancing solicitor fees are the amounts you pay to your Brixton conveyancing solicitor for handling the legal work for your move.
How are Brixton conveyancing fees calculated?
Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Brixton who carry out the legal work on a price per hour basis. Your conveyancing quote will explain exactly what you will be charged when your sale or purchase completes.
Besides conveyancing fees, what other costs are there?
You must cover the cost of any 'disbursements', on top of the conveyancing fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like identity verification checks or bankruptcy checks.
How much will conveyancing in Brixton cost in total?
Conveyancing solicitor fees in Brixton will not vary. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.
With Quittance, there are no hidden fees or surprises in the small print. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Brixton
As a key part of the conveyancing for the purchase of a house or flat, a Brixton conveyancing solicitor will investigate the title of the property and feed the results of their enquiries back to the buyer.
Once their enquiries are complete the lawyer will offer suggestions and advice and will offer practical solutions and register the new owner's title at the Land Registry.
The following section examines the types of residential property which may involve extra hazards for buyers searching for conveyancing solicitors in Brixton.
- Conveyancing solicitors in Balham
- Conveyancing solicitors in Clapham
- Conveyancing solicitors in Lambeth
- Conveyancing solicitors in Streatham
- Conveyancing solicitors in Tooting
- Conveyancing solicitors in South West London
- Conveyancing solicitors in London
Your Brixton conveyancing solicitor must be lender-approved
Before appointing a Brixton conveyancing solicitor, you must confirm that they can act in the interests of your lender, whether you are getting a mortgage from NatWest, the Tipton & Coseley Building Society or any other lender.
Some lenders are only prepared to work with a select list (referred to as a 'panel') of firms. If your solicitor cannot act for your lender, the lender will require an alternative legal firm to carry out the legal work.
You will be expected to pay this second solicitor's costs, and weeks could be added to the conveyancing process.
Quittance Conveyancing can perform the conveyancing for all 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
Searches (Lambeth Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are applied for by Brixton conveyancing solicitors in order to identify problems that might undermine how much the property you intend to buy is worth.
Mortgagees also need to see conveyancing search packs to be applied for. Required searches will include:
- Local Authority search - includes the LLC1 and CON29 which includes whether the property is in a smoke control zone
- Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
- Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
- Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.
You will be informed if your chosen lender insists on any more searches, such as a highways search or a geological search.
Homebuyers will have to endure a wait of up to 6 weeks for Local Authority searches obtained from the London Borough of Lambeth. Your lawyer could instead use faster personal searches.
Official Entries (or 'office copies') will also be applied for from HMLR by the buyer's conveyancing solicitor. This will help to expose any planning issues. These issues could include the title plan showing only very general boundaries or rights or restrictions on how the property may be used.
London Borough of Lambeth Council Tax
London Borough of Lambeth calculate your council tax based on various factors including the size and layout of the property and the assessed value of the property in April 1991. For instance for an average Band D home in Brixton, the amount of council tax due would be £1,386.
Conveyancing solicitors in Brixton will inform the purchaser of the home's tax band as soon as they are made aware.
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 £1,040.
Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property was left empty by a bankrupt person.
|Band||London Borough of Lambeth Tax (2018)|
Are you paying too much?To appeal contact:
Valuation Office Agency
93-107 Shaftesbury Avenue
The Valuation Office Agency (VOA) should reassess a property's band on request.
Stamp Duty on Brixton properties
Completing the SDLT1 form yourself is confusing and not for the inexperienced.If your home costs more than £125k then you will have to pay stamp duty.
With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See examples for typical local properties:
|Average sale price (February 2018)||Stamp Duty|
|Average price (detached)||£1,973,730||£150,597.60|
|Average new build||£64,786||£0.00|
Stamp duty relief for first-time buyers in Brixton
For first-time buyers, stamp duty is only payable on purchases over £300,000. Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the home is not let out. Therefore, if a homeowner in Brixton bought a second property for the average price of £839,875 the SDLT would be £67,190.00.
Conveyancing solicitors in Brixton will confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Brixton
The potential risks associated with buying a leasehold property in the UK are well established. Numerous technical obstacles may be awaiting an uninformed purchaser, such as sub-letting restrictions and unreasonable ground rents.
If you are planning to buy a leasehold home, a experienced conveyancing solicitor in Brixton will consider potential leasehold issues, such as ground rents and service charges, sinking funds and managing agent or landlord enquiries.
Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Brixton?
The average sale price of Brixton new build homes is £449,784, according to information compiled by the Land Registry. 450 new build properties have been bought in Brixton in 2018 so far.
A new-build conveyancing solicitor in Brixton must be well-versed in both local issues and new build's added complexities, including ensuring compliance with planning regulations and handling deposits.
Quittance Conveyancing deliver an independent view of the legal title of the house or apartment, paying close attention to concerns ranging from onerous leasehold conditions to potential freehold acquisition traps.
London Conservation areas
Whether you are purchasing a period cottage or a Victorian family home, if the house is in an officially designated conservation area, your plans to develop the house might not be permitted by London Borough of Lambeth.
These conditions, called Article 4 Directions, may include a range of factors from general restrictions governing non-uniform additions or modifications, to restrictions on door and window styles.
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.
Parts of Brixton are within a conservation area governed by the Lambeth local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Brixton.
Conveyancing - Selling a property in Brixton
The legal process for a sale of a home is less difficult than when purchasing. With a purchase, caveat-emptor' means that the onus is solely on the buyer to validate that the property is legally sound.
With a sale, conveyancing solicitors in Brixton acting for the person selling need only answer questions set by the buyer's conveyancing solicitor.
What could jeopardise your sale?
Homes can face many legal problems (for example being situated on a flood plain) that have the capacity to frustrate a purchase for weeks (or more).
Don't shy away from finding a solution as it is the buyer's solicitor's job to spot problems. Instead, you should seek out professional help and work to resolve it as early as possible.
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
Selling a leasehold property
Conveyancing for a leasehold flat or house is quite a lot more involved than for a freehold property.
The complex nature of leasehold property means that conveyancing solicitors in Brixton must undertake additional legal work, and this could include getting an up-to-date service charge statement or details of the length of leases of other flats in the block.
You should seriously consider instructing a conveyancer as soon as possible, and preferably before going on the market, to reduce leasehold-related delays.
Can Quittance conveyancers act for the buyer and the vendor of the same home?
SRA rules prevent a single conveyancing solicitor from acting on both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.
If you are buying or selling a Brixton home, and a Quittance solicitor is acting for the other side, you can contact a property solicitor firm in Brixton to handle your legal work.0
Conveyancing - Remortgaging a property in Brixton
People remortgage a home for all sorts of reasons, for example wanting to borrow more, or getting on to a new fixed-rate deal. The most common reason, however, is to get a more attractive interest rate.
You can benefit from a lower rate faster with a more efficient conveyancing solicitor in Brixton, reducing the time the conveyancing takes to complete. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.
The property lawyer will act for both you and the mortgage provider, in order to ensure the parties' 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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