Updated: October 12, 2018

Crystal Palace conveyancing solicitor fees

No Move, No Fee conveyancing in Crystal Palace

Conveyancing solicitor fees are paid conveyancing solicitors in Crystal Palace for the legal work associated with moving home.

Do Crystal Palace conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Crystal Palace offer services on a cost 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 fees. Your quote will explain all fees and disbursements you will need to pay when your sale or purchase goes through.

What are disbursements?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as telegraphic transfer fees or bankruptcy searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Crystal Palace cost?

Although conveyancing fees in Crystal Palace will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, specific extra searches, e.g. a mining search, may be necessary and council search fees will vary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Crystal Palace

As a key part of the conveyancing for a home purchase, the Crystal Palace conveyancing solicitor will look into the property's title and make their "report on title".

Once their enquiries are complete the conveyancer will make recommendations and will assist in resolving any issues and ensure that the change of ownership is registered at the Land Registry.

The content below considers the property types which may involve additional risk for homebuyers who need conveyancing solicitors in Crystal Palace.

Your Crystal Palace conveyancing solicitor must be lender-approved

Before you instruct a Crystal Palace conveyancing solicitor, you must confirm that they are on the panel of your chosen lender, whether you are obtaining a mortgage from NatWest, Pepper Money or any other lender.

Quite a few banks and building societies are only happy to work with a select list (referred to as a 'panel') of legal firms. If your solicitor is unable to act for your chosen lender, the lender will likely require an alternative firm to complete the legal work.

The purchaser will usually need to pay this alternative solicitor's costs and the conveyancing process could take much longer.

Significant delays can occur if you fail to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing can act for all banks and building societies.

Residential Property Searches (Lambeth Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by Crystal Palace conveyancing solicitors to unearth problems that might possibly impact the value of your house or flat. They include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitysome Crystal Palace property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Additional searches, such as a radon gas search or an energy search, may also be referred to in the standard search results.

The London Borough of Lambeth has a typical turnaround time of 6 weeks for conveyancing searches, so faster personal searches will be recommended.

Planning permissions

The conveyancing solicitor acting for the buyer will request office copies from HMLR. This helps to find any issues, for example neighbours' rights of access or the title plan showing only very general boundaries.

London Borough of Lambeth Council Tax

London Borough of Lambeth calculate council tax on Crystal Palace homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,232.

Crystal Palace conveyancing solicitors will inform the purchaser of the property's tax band once this is confirmed by the searches.

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 £924.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property is a hall of residence.

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

Could I be overpaying council tax?

To appeal contact:

Valuation Office Agency
Unicorn House
28 Elmfield Rd
Bromley
BR1 1LR
Kent

A homeowner can apply for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Crystal Palace properties

Completing the SDLT1 form yourself is a daunting prospect and not for those unfamiliar with it.

If a property is valued at over £125,000, the buyer usually must pay stamp duty.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See stamp duty examples for properties in London:

  Average sale price (2017) SDLT
Average price £1,028,020 £46,552.00
Average price (detached) £1,209,120 £64,662.00
Average new build £854,797 £32,739.85
If you are buying a second home for in excess of £40,000 then you will have to pay a higher SDLT rate of 3%. For example, if an existing homeowner bought a second home in Crystal Palace for the average price of £1,028,020 the stamp duty would be £133,642.60.

Stamp duty relief for first-time buyers in Crystal Palace

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Crystal Palace should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Crystal Palace

New build site

It can be costly to buy a leasehold house or flat without being aware of the facts. Numerous technical issues may be awaiting the unsuspecting purchaser, such as:

  • absent freeholders
  • exponential ground rents
  • undisclosed major works
  • onerous covenants
Misguided leasehold advice, from a conveyancer who has only ever worked on freehold transactions, could have costly, long-term consequences.

A good conveyancing solicitor in Crystal Palace will consider possible leasehold issues, for example flats in the same block with disparity between their leases, any recent demands for service charges and ground rent and understanding regional and era-specific nuances of leases.

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Crystal Palace?

Building site

450 brand new properties have been bought in Crystal Palace in 2018 so far, based on data from Her Majesty's Land Registry. The average sale price of new builds in Crystal Palace is £449,784.

A new-build conveyancing solicitor in Crystal Palace must be aware of local issues and the complications associated with new build, e.g. spotting incomplete agreements for roads and sewers, working to tight developer deadlines and working with warranty providers, including NHBC, Building Zone and Trenwick International.

Our team of conveyancers specialise in working to developer exchange timeframes and new build purchases.

Conservation areas in London

When acting for the buyer of a home in Crystal Palace, a conveyancing solicitor will need to confirm if the house is in a conservation area in Crystal Palace. If it is, the house is affected by building controls. These building controls, referred to as Article 4 Directions, may include restrictions on the use of PVC or aluminium windows, restrictions on the addition of flues and soil vent pipes or restrictions on extensions normally within Permitted Development rights.

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

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

Conveyancing - Selling a property in Crystal Palace

Conveyancing for a sale of a home is much simpler than for a purchase. The buyer's conveyancer will have to go through detailed due diligence on the legal title of your home. Conveyancing solicitors in Crystal Palace acting for the vendor essentially just responds to enquiries made by the buyer's solicitor.

Why do sales fall through?

Obstacles, such as a landlord dispute on a leasehold property or missing planning regulations, might endanger the sale conveyancing process if they are ignored.

It is generally recommended that vendors tackle any such problems head on.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat or house is a great deal more time-consuming than for a more straightforward freehold house.

Crystal Palace conveyancing solicitors must usually carry out further legal work. This can involve obtaining an up-to-date service charge statement, through to details of any deed of variation.

It is highly recommended that the seller instruct a lawyer as early as possible to mitigate leasehold delays.

Can Quittance conveyancers act for the buyer and the seller of the same home?

Conveyancers regulated by the CLC can act for both sides. However, SRA rules restrict the same solicitor from working on behalf of both sides in a property sale.

You could contact a law firm in Crystal Palace to carry out your legal work, if a Quittance solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Crystal Palace

By far the most common reason people remortgage a home is to lower their monthly repayments. There are any number of other reasons to switch lenders or mortgage deals, for example moving from a standard variable rate (SVR) to a fixed-rate, or extending the mortgage term.

You can appreciate the benefits of a lower rate sooner by using a more efficient conveyancing solicitor in Crystal Palace, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

In order to ensure that the interests of the lender are covered, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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