Award-winning No Move, No Fee conveyancing for Bromley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a home, and need conveyancing solicitors in Bromley, our award-winning no sale - no fee property lawyers are here to help.
Quittance offer 100% fixed conveyancing fees, and you will always be informed about the progress of your move, thanks to our focus on better communication between all parties.
Our no move no fee guarantee means should your move not proceed, you won't incur any conveyancing solicitors' legal fees.
Bromley's most communicative conveyancing service
Almost half of those who participated in a survey commissioned by InfoTrack did not receive acceptable levels of communication from their conveyancer.
In fact, good conveyancing solicitor communication is so essential for a smooth move that the Council for Licensed Conveyancers (CLC) Client Charter is focussed on addressing the issue.
Despite this, according to a Conveyancing Association-commissioned survey, 43191 of home purchases and sales never exchange as the result of inefficient communication.
Keeping you in the loop
Our Bromley conveyancing solicitors offer a first-rate property legal service. We deliver the information you need by email, phone and via our case management app, 7 days a week:
- Cheapest Bromley conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Regular case updates by SMS, phone and email
- View your online file
- Your lawyer's DDI and email address
Updated: October 12, 2018
Bromley conveyancing solicitor fees
No Move, No Fee conveyancing in Bromley
Conveyancing solicitor fees will be paid your Bromley conveyancing solicitor for the legal work associated with moving home.
Do Bromley conveyancing solicitors work on a fixed fee basis?
Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Bromley who offer services on an hourly rate. Your conveyancing quote explains all fees and other costs you will be charged when your property transaction has completed.
Are there any other costs in addition to conveyancing fees?
You must cover the cost of any 'disbursements', in addition to the solicitor's 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 bankruptcy searches or leasehold information packs.
How much will conveyancing in Bromley cost in total?
Conveyancing solicitor fees in Bromley should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a mining search, may be necessary.
There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Bromley
Situated 15 km south east of central London on the Prime Meridian, Bromley was historically a market town in Kent. Rapid growth led to it becoming a regionally significant commercial and retail district outside of London.
The London Borough of Bromley is geographically the largest in Greater London, occupying 153 square km, of which a large proportion is Metropolitan Green Belt land. With 30% of the land also farmland, Bromley is probably the most rural of the 32 London Boroughs, making it an attractive place to live and work and keeping property prices buoyant.
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Conveyancing for purchasers
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
That said, it remains the responsibility of a Bromley conveyancing solicitor to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), make practical suggestions and make sure that the title is registered in the name of the new buyer.
The following section discusses elements of the legal process for conveyancing solicitors in Bromley where additional expertise is required.
Your Bromley conveyancing solicitor must be lender-approved
Homebuyers have a wide selection of lenders available, from a less common mortgage lender like Adam & Company, to a large lender such as the Nationwide Building Society. Before you appoint a conveyancing solicitor in Bromley, whoever you choose, you must confirm that they are on the approved panel of your chosen lender.
The majority of mortgage lenders are only happy to work with a restricted panel of legal practices that match certain criteria. If a solicitor cannot act for your chosen lender, the lender will likely require a second legal firm to complete the legal work.
The purchaser will be expected to pay this alternative lawyer's costs, and the conveyancing process can take much longer.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Bromley Borough Council searches
Property searches are enquiries made by Bromley conveyancing solicitors to identify issues affecting the home you want to buy.
Mortgage lenders will also require property searches (sometimes referred to as 'conveyancing searches') to be obtained. Required searches will include:
- Local Authority (LA) search - includes the LLC1 and CON29 which includes Compulsory Purchase Orders (CPO)
- Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
- Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
- Chancel repair liability - describes the insurance to protect against any liability owed by Bromley properties for local parish repairs.
More specific searches, such as a more detailed flood report or a contaminated land report, may also be advised depending on the contents of the standard searches.
Purchasers can expect to wait up to 6 weeks for Residential property searches provided by The London Borough of Bromley, so personal (as opposed to official) searches will be faster.
Your conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from HM Land Registry, helping to evidence any issues, such as errors on the title plan or limits on the development of the property.
London Borough of Bromley Council Tax
The council tax paid by a homeowner is based on a variety of factors e.g. the size and character of the property and the value of the property as determined by the VOA in 1991. The occupier of a property in Band E, for example, would owe annual council tax of £1,776.
A conveyancing solicitor in Bromley will inform the buyer 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 reduces the tax due to 75% which would equal £1,332.
Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the property is owned by a charity and is unoccupied. More recently-constructed homes are assessed by the Valuation Office Agency and allocated a council tax banding.
|Band||London Borough of Bromley Tax (2018)|
Could you be overpaying?
In 2016/17, 90 council tax challenges were made, of which 20 resulted in a reduction. To appeal contact:
Valuation Office Agency
28 Elmfield Rd
Stamp Duty on Bromley properties
The current Stamp Duty Land Tax threshold is £125k. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.
HM Revenue and Customs (HMRC) complications are avoided using the latest case management system.
See table below for SDLT examples for properties in Bromley:
|Average sale price (2017)||SDLT|
|Average price (detached)||£861,191||£33,059.55|
|Average new build||£438,256||£11,912.80|
Stamp duty relief for first-time buyers in Bromley
Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k.
Bromley conveyancing solicitors should ensure the right amount is calculated.
Buying a flat? Leasehold conveyancing in Bromley
It is not recommended to buy a leasehold house or flat without understanding the implications. Numerous technical issues may be lying in wait for the unsuspecting purchaser, including overpriced managing agent packs, increasing ground rents and onerous covenants.
If you intend to purchase a house or flat with a lease, a good conveyancing solicitor in Bromley will consider potential leasehold issues, for example leaseholder/freeholder disputes, possible service charge shortfalls and reviewing the lease itself (some documents can be centuries old).
Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Bromley?
Based on local HMLR statistics, 12 brand new homes have been bought in Bromley in 2018 so far. The average value of new build properties in Bromley is £435,875.
A new-build conveyancing solicitor in Bromley must be mindful of Bromley-specific factors and new build-specific issues, such as dealing with failures to arrange warranty provider inspections and verifying rights of access.
Our team of new build conveyancers deliver an accurate and truly impartial assessment of the legal title of the property, scrutinising contract factors ranging from the home's subsequent mortgageability to likely freehold acquisition traps.
Conservation areas in London
Whether you enjoy Tudor-style or Edwardian architecture, buying in a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area restrictions will affect your house.
Referred to as Article 4 directions, these building controls can include:
- Limits on the use of non-traditional building materials
- A ban on uPVC window frames
- Restrictions on outbuildings and extensions
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.
Shortlands Road, St George's and Crystal Palace Park are among the conservation areas in Bromley. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Bromley.
Conveyancing - Selling a property in Bromley
The conveyancing process on a sale of a home is simpler than when purchasing. With a property purchase, the responsibility lies entirely with the buyer to discover whether the title of the property they are buying is legally sound.
Conversely, with a sale, conveyancing solicitors in Bromley acting for the person selling just answer any enquiries made by the buyer's solicitor.
What could go wrong?
Issues, such as not being connected to the main sewers or issues with neighbours' rights over the property, have the potential to jeopardise the conveyancing process if not dealt with promptly.
It is almost always recommended for vendors to handle these issues as soon as they come to light.
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
Read more conveyancing advice for sellers.
Leasehold conveyancing for a sale
Conveyancing for a leasehold flat or house is a great deal more involved than it is for a freehold home.
Conveyancing solicitors in Bromley will also perform extra work, and this could include getting the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.
To speed up the leasehold conveyancing process, it is highly recommended that the seller instructs leasehold-specialist property lawyer as soon as an estate agent is chosen.
Can Quittance conveyancers act for both parties?
A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale.
You could instruct a property solicitor firm in Bromley to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.0
Conveyancing - Remortgaging a property in Bromley
Whilst homeowners consider remortgaging for a range of reasons, homeowners will usually remortgage a home to secure a better rate of interest.
You would typically benefit from a lower rate faster by using a more efficient conveyancing solicitor in Bromley, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in getting the mortgage rate you want.
To make sure that the interests of the lender are protected, the property lawyer handling your remortgage will act for both you and the bank or building society.
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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