Updated: October 12, 2018

Clapham conveyancing solicitor fees

No Move, No Fee conveyancing in Clapham

Conveyancing solicitor fees are what you pay conveyancing solicitors in Clapham for the legal work for a home sale or purchase.

How are Clapham conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in Clapham who work on an hourly rate. Your quote will explain exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as Stamp Duty Land Tax (SDLT) or indemnity insurance.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Clapham cost in total?

Conveyancing fees in Clapham will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority Search fees can vary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Clapham

In carrying out the conveyancing for a homebuyer, the conveyancing solicitor in Clapham will look into the title of the property and report back in detail to the buyer and the lender.

The buyer's lawyer will offer suggestions and advice after making their enquiries, assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

This part of the article sets out useful guidance for homebuyers who need conveyancing solicitors in Clapham.

Your Clapham conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from Ahli United Bank, the HSBC or any other lender, before appointing a Clapham conveyancing solicitor it is critical that you make sure that they are on the approved solicitor panel of your chosen lender.

Quite a few banks and building societies are only prepared to work with a restricted group of solicitors or licensed conveyancers that meet stringent criteria. If a conveyancer is not on the panel of your chosen lender, the lender will probably need an alternative solicitor firm to act in their interests.

The borrower will then have to cover this alternate lawyer's fees, and the conveyancing process can take much longer.

Significant delays can arise if you do not check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved to act for all mortgage lenders.

Searches (Lambeth Borough Council)

Residential property searches are enquiries made by Clapham conveyancing solicitors to provide information about the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specific searches, such as an HS2 search or a Forestry Commission search, may also be advised in the initial LA and Environmental searches.

The London Borough of Lambeth has an average processing time of 6 weeks for Residential property searches. Your conveyancer will alternatively recommend using a faster search agent.

Checking planning status

Office copies will also be sourced from HM Land Registry by the buyer's conveyancing solicitor. This will help to identify any issues, such as a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

London Borough of Lambeth Council Tax

The amount of council tax a homeowner in Clapham will pay to London Borough of Lambeth will depend on the property's value and the number of residents. For instance a house in the London Borough of Lambeth area in Tax Band E would pay £1,694 per annum.

A conveyancing solicitor in Clapham will inform a buyer of the property's band once they are themselves notified.

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 £1,271.

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 is uninhabitable. Property constructed after 1991 is assessed and allocated a band by the Valuation Office Agency.

Band London Borough of Lambeth Tax (2018)
A £924
B £1,078
C £1,232
D £1,386
E £1,694
F £2,002
G £2,310
H £2,773

Can I challenge my council tax band?

To appeal contact:

Valuation Office Agency
Wingate House
93-107 Shaftesbury Avenue
London
W1D 5BU

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Clapham properties

The SDLT1 form is seven pages long, and HM Revenue & Customs fines those who delay in completing and returning it. Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HM Revenue & Customs as quickly as possible.

This table sets out SDLT for average property in London:

  Average sale price (February 2018) Stamp Duty Land Tax
Average price £839,875 £31,993.75
Average price (detached) £1,973,730 £150,597.60
Average new build £64,786 £0.00

Stamp duty relief for first-time buyers in Clapham

Relief is available on home purchases below £300,000 for first-time buyers. Higher rates of stamp duty apply to buyers of second residential property in the form of a 3% SDLT surcharge. For example, if a homeowner bought a second property in Clapham for the average price of £839,875 the stamp duty would be £67,190.00.

Clapham conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Clapham

New build site

The drawbacks associated with purchasing a leasehold property in the UK are well documented. There are any number of potential traps that may be lying in wait for an uninformed buyer, such as restrictions on the use of the property and increasing ground rents.

Bad or incomplete leasehold advice, from a solicitor with only freehold experience, could lead to serious consequences.

A experienced conveyancing solicitor in Clapham will investigate aspects of the leasehold purchase, for example checking the lease itself, dealing with freeholders and managing agents and service charges, ground rents and buildings insurance arrangements.

Our specialist 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 Clapham?

House under construction

Based on local data compiled by the Land Registry, the average cost of new build properties in Clapham is £449,784. 450 brand new homes have been bought in Clapham in 2018 so far.

Acquiring a new build property can be complicated compared to other types of conveyancing. To avoid potential problems a Clapham conveyancing solicitor must be aware of both region-specific issues and also will need to investigate several key factors, e.g. advising on mortgage offer flexibility for delayed completion and investigating road and drainage issues.

Our team of new build conveyancers deliver an impartial view of the legal title of the house or apartment, whilst being mindful of considerations ranging from the home's future resaleability to an assessment of other risks, such as future local development.

London Conservation areas

Your conveyancing solicitor will check if the residential property you are buying is in a conservation area in Clapham. If it is, the house could be affected by certain conditions. These conditions, referred to as Article 4 Directions, may include a wide range of constraints from general restrictions governing the use of unsympathetic materials, to restrictions on the removal of front boundary walls.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Clapham.

Conveyancing - Selling a property in Clapham

The conveyancing process on a property sale is less complicated than when buying. The buyer's conveyancer will have to go through detailed due diligence into the property's title and other legal aspects. Conveyancing solicitors in Clapham acting for the seller, however, merely collects any required paperwork and answers the purchaser's enquiries .

What measures can you take to help your sale go through?

Properties can face numerous legal problems (for example missing planning permission or having a defective lease) that might protract or even derail the conveyancing process.

It is best not to procrastinate and hope any such problems will go away. Instead, talk to a professional, face the issues head on, and find a solution proactively.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (leasehold houses are not common) is significantly more specialised compared to a freehold house.

Conveyancing solicitors in Clapham will also perform extra work, for example obtaining ground rent details, through to details of any consents for improvements made to the flat.

A seller should plan to instruct a conveyancer as soon as possible, and potentially before marketing the property, to reduce leasehold-related delays.

What if Quittance is already acting for the other side?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA regulations ban the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

You may want to instruct a property solicitor firm in Clapham to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Clapham

People remortgage their home for all sorts of reasons, such as consolidating debts, or switching from interest-only to repayment. By far the most common reason, however, is to get a more affordable interest rate.

An efficient conveyancing solicitor in Clapham will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in securing the rate you want.

It is vitally important that the property lawyer handling your remortgage can act for your preferred mortgage provider. Quittance Conveyancing are on all major lenders' panels. So whether you are switching to a tracker with the NatWest or to a two-year discount with the Harpenden Building Society, our remortgage team can assist.

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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