Updated: October 12, 2018

Carshalton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Carshalton

Conveyancing solicitor fees are paid conveyancing solicitors in Carshalton for the legal work associated with buying or selling a property.

Are Carshalton conveyancing fees and costs fixed?

Our conveyancing solicitors work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Carshalton who will work on a price per hour basis. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or telegraphic transfer fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Carshalton cost?

Conveyancing solicitor fees in Carshalton should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as a flooding search, may be needed.

There are no hidden fees or costs to be paid with Quittance. 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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Carshalton

There is now an obligation on a seller to disclose any property defects or disputes to the buyer.

It is, however, still the duty of the conveyancing solicitor in Carshalton to make enquiries about the property, report back in detail to the buyer and the lender, help with resolving any problems and ensure that the full legal ownership is transferred.

This article examines the kinds of residential property which could be of concern to homebuyers looking for conveyancing solicitors in Carshalton.

Your Carshalton conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Carshalton, you must confirm that they can act in the interests of your lender, whether you are taking out a mortgage from Accord Mortgages, Birmingham Midshires or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some lenders are only prepared to work with a select group (often referred to as a 'panel') of firms that pass strict selection criteria.

If this is the case, the lender will require an alternative law firm to carry out the legal work, and you will be expected to pay this alternative lawyer's costs. This means the transaction could be delayed.

Failing to confirm the lender panel status of your conveyancer can create problems and delays.

Quittance Conveyancing can act for all mortgage providers.

Residential Property Searches (Sutton Borough Council)

Searches are applied for by Carshalton conveyancing solicitors to help identify planning, development and environmental issues that could possibly affect how much your house or flat will be worth.

Banks and building societies typically also require conveyancing searches to be submitted. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More specialised searches, such as a highways authority search or a more detailed environmental report, may also be advised in the initial search results.

The London Borough of Sutton has a typical lead time of 7 weeks for LA searches, so personal (as opposed to official) searches will be faster.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be obtained by the buyer's conveyancing solicitor. This will help to identify any planning issues. Examples of these include restrictions that limit alterations or errors on the title plan.

London Borough of Sutton Council Tax

The council tax paid by a homeowner is based on various factors such as the number of occupants aged over 18 and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). The occupier of a property in Valuation Band B, for example, would owe annual council tax of £1,247.

Conveyancing solicitors in Carshalton will inform a buyer of the property's tax band as soon as they are made aware.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £935.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or where an occupation is prohibited by law such as a compulsory purchase order. A house or flat built after 1991 is assessed by the Valuation Office Agency (VOA).

Band London Borough of Sutton Tax (2018)
A £1,069
B £1,247
C £1,425
D £1,603
E £1,959
F £2,315
G £2,671
H £3,206

Is it possible to reduce my council tax band?

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

Valuation Office Agency
2nd Floor
1 Francis Grove
SW19 4DT

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Carshalton properties

Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

With some exceptions, if you purchase a property over the £125,000 threshold you will have to pay SDLT.

Quittance's case management system ensures that the critical SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See table below for SDLT examples for properties in Carshalton:

  Average sale price (2017) Stamp Duty Land Tax
Average price £399,440 £9,972.00
Average price (detached) £691,068 £24,553.40
Average new build £383,156 £9,157.80
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. E.g. if a second home was bought for £399,440 then the stamp duty including the surcharge would be £31,955.20. .

Stamp duty relief for first-time buyers in Carshalton

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas.

Carshalton conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Carshalton

New build site

It is risky to purchase a leasehold home without being aware of the facts. There are many legal issues that may be awaiting the unsuspecting buyer, including undisclosed major works, unreasonable ground rents and excessive freehold premiums.

Incomplete leasehold information, delivered by a solicitor with little specialist experience, can have serious consequences.

If you intend to buy a leasehold home, a expert conveyancing solicitor in Carshalton will consider possible leasehold issues, such as reviewing the lease itself (many leases are decades old), dealing with freeholders and managing agents and service charge records from the last three years.

Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Carshalton?

House under construction

The average purchase price of Carshalton new build homes is £383,156, according to data gathered by HMLR. 36 new build houses and flats were purchased in Carshalton last year.

Buying a new build property can be more complex than any other type of conveyancing. To avoid potential problems a Carshalton conveyancing solicitor should be conscious of local issues and should consider a range of factors, including checking new build mortgage procedures are followed and checking that any contracts allow for future 'common parts' maintenance.

Our new build team specialise in helping the buyer get the best possible purchase terms and meeting short developer deadlines.

London Conservation areas

Buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area constraints will affect your home.

Called Article 4 directions, these building controls can include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.

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

Conveyancing - Selling a property in Carshalton

The legal work involved in a sale of a house or flat usually requires less work than when buying. When property changes hands, the burden is solely on the buyer to discover whether the home they are buying can be mortgaged and is free from legal issues.

Conversely, when selling, conveyancing solicitors in Carshalton acting for the existing owner for the most part just answer any enquiries made by the buyer's solicitor.

What could go wrong?

Common issues, like missing planning permission or tree preservation orders, can potentially protract your home move if ignored.

Don't bury your head as solicitors are trained to unearth any such issues - a better course of action will be to speak to an expert and deal with it at the earliest stage.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is much more difficult than for a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Carshalton, such as collating the latest service charge and ground rent statement or a copy of any required license to assign.

To speed up the leasehold conveyancing process, it is recommended that you instruct leasehold-specialist property lawyer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for the buyer and the seller of the same house?

Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a property 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 Carshalton home, and one of our conveyancing solicitors is doing the legal work for the other side, you could contact a local Carshalton conveyancing solicitor firm to handle your legal work.

Local Carshalton conveyancing solicitor directory

  • McMillan Williams, The Orangery, The Square, Carshalton, Surrey, SM5 3BN

Conveyancing - Remortgaging a property in Carshalton

The most common reason people remortgage a home is to secure a better rate of interest. There are any number of other reasons to remortgage, for example extending the mortgage term, or fixing the mortgage on a new discounted rate.

You should be able to enjoy a lower rate faster by using a more proactive conveyancing solicitor in Carshalton. With rate rises anticipated, fast conveyancing can play a key role in getting the mortgage rate you want.

In order to certify that the interests of the lender are covered, the property lawyer handling your remortgage will act for both you and the mortgage provider.

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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