Updated: October 12, 2018

Dagenham conveyancing solicitor fees

No Move, No Fee conveyancing in Dagenham

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Dagenham for the legal work associated with buying or selling a property.

How are Dagenham conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Dagenham who work on a fees per hour basis. Your quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to the solicitor's conveyancing 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. These include costs like managing agent fees or Land Registry fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Dagenham solicitor conveyancing fees be?

Whilst conveyancing fees in Dagenham will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a Coal Authority search, may be needed.

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. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Dagenham

Historically an Essex town to the east of London, Dagenham forms part of the London Borough of Barking and Dagenham, and is a predominantly residential area.

Despite enjoying the lowest average property prices in London, journey times to the City of London are typically only 15 minutes, making Dagenham attractive to first-time buyers.

There are plans for a riverside district with over 11,000 homes to be created by 2021, with a direct connection to the overground network. Further regeneration plans for the borough, particularly of Barking town centre, are also imminent.

Conveyancing for home buyers

The conveyancing for a homebuyer will require a conveyancing solicitor in Dagenham to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing rights) to problems affecting the mortgageability (e.g. historic flooding).

The conveyancer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), offer practical solutions and ensure the title is transferred to the new owner.

This article sets out advice to assist people looking for conveyancing solicitors in Dagenham for a purchase.

Your Dagenham conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a major lender like Bradford & Bingley or a financial institution such as Ulster Bank, before you instruct a Dagenham conveyancing solicitor it is essential that you check that they are on the panel of your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some mortgage lenders will only work with a select list (referred to as a 'panel') of legal practices that pass strict selection criteria.

Under these circumstances, the lender will probably need a second firm to act in their interests, and you will usually need to pay this second solicitor's fees. The additional work can mean the process takes much longer.

Setbacks can result from failing to check your conveyancer's lender panel status.

Our conveyancing solicitors are approved to act for all lenders.

Property Searches (Barking & Dagenham Borough Council)

Searches will be applied for by Dagenham conveyancing solicitors to help identify any pertinent information that might potentially impact how much the property you intend to buy will be worth.

Searches are carried out primarily to satisfy lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as a tin mining search or a Forestry Commission search, may also be referred to in the initial search results.

Buyers should expect to wait around 5 weeks for Local Authority searches obtained from the London Borough of Barking & Dagenham, so quicker regulated searches will be recommended.

Checking planning permission status

The conveyancing solicitor acting for the buyer will get an 'Official Copy of the Title Register' from HMLR. This will help to expose any issues. These issues could include a difference between the agent's floorplan and the title plan or rights or restrictions on how the property may be used.

London Borough of Barking & Dagenham Council Tax

The council tax paid by a homeowner is based on various criteria that include the size and character of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. the occupier of a Valuation Band D property in the London Borough of Barking & Dagenham area would pay annual council tax of £1,494.

Conveyancing solicitors in Dagenham will inform the purchaser of the home's council tax band after 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 £1,120.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property is occupied solely by students.

Band London Borough of Barking & Dagenham Tax (2018)
A £996
B £1,162
C £1,328
D £1,494
E £1,826
F £2,158
G £2,490
H £2,988

Can you challenge the council tax bracket?

A property owner can also ask for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
10th Floor
Crown House
Linton Rd
Barking
IG11 8HJ
Essex

Stamp Duty on Dagenham properties

Steep fines await those who miss the stamp duty payment deadline. If you are buying a home in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

Our post-completion conveyancing team use legal case management system to ensure the SDLT1 tax return is submitted to HM Revenue and Customs (HMRC) as quickly as possible.

This table sets out stamp duty for typical property in Dagenham:

  Average selling price (2017) Stamp Duty
Average price £294,622 £4,731.10
Average price (detached) £369,533 £8,476.65
Average new build £399,848 £9,992.40

Stamp duty relief for first-time buyers in Dagenham

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT for the purchase of a second property. E.g. if a second property was bought for £294,622 then the stamp duty including the surcharge would be £23,569.76. .

Conveyancing solicitors in Dagenham should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Dagenham

New build site

The risks associated with purchasing a leasehold property remain of serious concern. The many potential problems lying in wait for an uninformed buyer can include:

  • onerous covenants
  • sinking fund issues
  • absent freeholders
  • spiralling ground rents
Misguided leasehold advice, from an inexperienced conveyancer, could have costly, long-term consequences.

A good conveyancing solicitor in Dagenham will consider potential leasehold issues, e.g. :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders and managing agents
  • possible service charge shortfalls
  • complaints from neighbours
  • unexpired lease terms

Our leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Dagenham?

House under construction

Based on local data sourced by the Land Registry, 40 brand new homes were purchased in Dagenham last year. The average value of Dagenham new build homes is £399,848.

A new-build conveyancing solicitor in Dagenham must be well-versed in Dagenham-specific factors and the added complexities associated with new build, e.g. ensuring that new build mortgage conditions are met and checking that any contracts allow for future 'common parts' maintenance.

Our award-winning team of new build conveyancers are specialists in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Conservation areas

Whether you are buying a period coach house or an Edwardian house, if the house is in a designated conservation area, any planned modifications to the house might not be accepted by London Borough of Barking & Dagenham.

These building controls, called Article 4 Directions, can include anything from limitations on skylights, to restrictions preventing the addition of new access.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Your conveyancing solicitor will address whether your planned purchase is located one of Dagenham's conservation areas.

Conveyancing - Selling a property in Dagenham

The legal side of a property sale is less demanding than when buying. During the sale of a house or flat, the onus is on the buyer to confirm that the home they are buying is mortgageable and is (or can be) registered at the Land Registry.

On the other side of the transaction, conveyancing solicitors in Dagenham acting for the current owner for the most part just answer the purchaser's enquiries.

What could put the process at risk?

A property will frequently have numerous potential complications (for example being in an area threatened by local development or not being insurable) that might prevent the conveyancing process from completing.

In most cases, it is a good idea for sellers to handle these issues as soon as they come to light.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is a great deal more technical than for a more straightforward freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Dagenham, and this could include getting the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).

It is strongly advised that the vendor contact a solicitor as early in the process as possible, ideally before putting the property on the market, to reduce the impact of any leasehold-caused issues.

What if Quittance is already acting for the other side?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a property in Dagenham, and a Quittance conveyancer is acting for the other side, you may wish to contact a law firm in Dagenham to carry out your legal work.

Local Dagenham conveyancing solicitor directory

  • Towis Solicitors, 295a Heathway, Dagenham, Essex, RM9 5AQ
  • Thompsons Solicitors LLP, Transport House, 50-52 New Road, Dagenham, Essex, RM9 6YS

Conveyancing - Remortgaging a property in Dagenham

Benefitting from a lower interest rate to reduce monthly expenses is generally why people decide to remortgage. There are other reasons, including moving to an offset mortgage, or consolidating loan repayments.

You should be able to enjoy a lower rate faster by using a more proactive conveyancing solicitor in Dagenham, working to shorten the processing time of the legal work. With possible rate rises on the horizon, fast conveyancing can play a key role in getting the mortgage rate you want.

In order to ensure that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to 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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