Updated: October 12, 2018

Dorking conveyancing solicitor fees

No Move, No Fee conveyancing in Dorking

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Dorking for carrying out the legal work for a property transaction.

Do Dorking conveyancing solicitors work on a fixed fee basis?

We work on a No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Dorking who will work on a fees per hour basis. Your conveyancing quote will explain all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

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

Disbursements are the costs incurred by the solicitor on your behalf, such as property searches or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Dorking cost in total?

Though conveyancing fees in Dorking will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Dorking

When carrying out the legal work for the purchase of a house or flat, the conveyancing solicitor in Dorking will examine the draft contract and investigate the title of the property and deliver their report on title to the purchaser.

After making their enquiries the conveyancer will offer suggestions and advice and will help with resolving any problems and register the title in the new owner's name.

This article considers those residential property types that carry additional risk for people who want conveyancing solicitors in Dorking for a purchase.

Your Dorking conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche mortgage lender like the Buckinghamshire Building Society or a major lender such as the Bank of Scotland, before you instruct a conveyancing solicitor in Dorking you must confirm that they can represent your mortgage lender.

Quite a few mortgage lenders will only accept a restricted panel of solicitors or licensed conveyancers. If your conveyancer is not on the panel of your mortgage lender, the lender will likely require an alternative law firm to complete the legal work.

The home buyer will then have to cover this alternative solicitor's fees, and the conveyancing process can take much longer.

Neglecting to check the lender panel membership of your lawyer could result in serious delays.

Quittance Conveyancing can act on behalf of all mortgage providers.

Searches (Mole Valley Council)

Property searches will be applied for by Dorking conveyancing solicitors in order to identify problems that could possibly affect how much the property you intend to buy will be worth.

Mortgage lenders also usually require specific searches to be submitted. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitythere is a risk that some Dorking properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Your lawyer will tell you if your chosen lender insists on any additional searches, for example a highways search or an agricultural search.

Mole Valley Council has an approximate delivery time of 6 weeks for searches. In these circumstances, faster personal searches will be advisable.

Planning permissions

The buyer's conveyancing solicitor will also order an 'Official Copy of the Title Register' from HMLR. This will help to reveal any potential issues, such as the breach of a restrictive covenant or outbuildings lying outside the boundary.

Mole Valley Council Council Tax

Mole Valley Council calculate council tax on Dorking 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 Band D, for example, would owe annual council tax of £1,829.

Dorking conveyancing solicitors will inform a purchaser of the property's band once they have the Local Authority search results.

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 £1,372.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or for spouses of students who are not British. New build property is assessed by the Valuation Office Agency and allocated a council tax banding.

Band Mole Valley Council Tax (2018)
A £1,220
B £1,423
C £1,626
D £1,829
E £2,236
F £2,642
G £3,049
H £3,659

Are you paying too much?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
First Floor
Warwick House
67 Station Rd
Redhill
RH1 1DL
Surrey

Stamp Duty on Dorking properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

If a property is purchased for £125,000 or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

The following table illustrates stamp duty examples for average properties in Dorking:

  Average selling price (2017) Stamp Duty
Average price £631,126 £21,556.30
Average price (detached) £933,219 £37,071.90
Average new build - -
If you are buying a second home for over £40,000 then you will have to pay a 3% SDLT surcharge. Following the example above, if a homeowner bought a second home in Dorking for the average price of £631,126 the SDLT would be £50,490.08.

Stamp duty relief for first-time buyers in Dorking

In 11/17, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k.

Dorking conveyancing solicitors should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Dorking

New build site

It is estimated that over 100,000 property owners in the UK have leases with unreasonable conditions. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting buyer, including:

  • unreasonable managing agent fees
  • reversionary interests
  • leases with fewer than 80 years to run
  • spiralling ground rents
Bad or incomplete leasehold advice, from an inexperienced conveyancer, can have serious consequences.

A good conveyancing solicitor in Dorking will consider potential leasehold issues, for example :

  • understanding regional and era-specific nuances of leases
  • managing agent practices
  • service charge records from the last three years
  • freeholder granted consents under the lease
  • unexpired lease terms

Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Dorking?

New build building site

- new builds -, according to HM Land Registry. The average cost of Dorking new build homes is -.

Acquiring a new build is considerably more complicated than buying a 'secondhand' home. Therefore a conveyancing solicitor in Dorking should be conscious of local factors and must check a range of issues, including handling reservation fees and administering Help to Buy purchases.

Our award-winning new build conveyancing team specialise in new build purchases and working to tight developer deadlines.

Conservation areas in Surrey

Whether you are planning to buy a character cottage or a Tudor home, if the home is in a conservation area, any changes you can make to the home might not be allowed by Mole Valley Council.

Referred to as Article 4 directions, these building controls can include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

The Mole Valley local planning authority has assigned conservation area-status to parts of Dorking. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Dorking.

Conveyancing - Selling a property in Dorking

The conveyancing process on a sale of a house or flat is less demanding than when buying. The purchaser conducts extensive due diligence on the home, whereas conveyancing solicitors in Dorking acting for the vendor merely collects all documents and information relating to the property and replies to the solicitor's standard and additional enquiries .

What could go wrong?

Common hurdles, such as problems with a party wall agreement, have the capacity to endanger your home move.

It is generally advisable for sellers to tackle such issues head on.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is quite a lot more technical compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Dorking must undertake additional tasks. This can involve collating an up-to-date service charge statement or the minutes of the last AGM (if there is a management company).

To speed up the leasehold conveyancing process, it is strongly advised that you contact leasehold-specialist property lawyer as soon as possible.

What if Quittance conveyancers are acting for the other side?

SRA regulations restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a Dorking property, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could contact a property solicitor firm in Dorking to carry out your legal work.

Local Dorking conveyancing solicitor directory

  • Downs Solicitors LLP, 156 High Street, Dorking, Surrey, RH4 1BQ
  • Meaby & Co Solicitors LLP, 159 High Street, Dorking, Surrey, RH4 1AD
  • Qlaw Legal Services Limited, Quanticks, 241 High Street, Dorking, Surrey, RH4 1RT
  • Surrey Hills Solicitors LLP, 296 High Street, Dorking, Surrey, RH4 1QT
  • Cowans Solicitors LLP, 114 South Street, Dorking, Surrey, RH4 2EW

Conveyancing - Remortgaging a property in Dorking

People remortgage their home for a variety of reasons, including funding a one-off purchase, or the current mortgage deal coming to an end. By far the most common reason, however, is to lower their monthly repayments.

Homeowners can benefit from a better rate earlier by using a more efficient conveyancing solicitor in Dorking, working to reduce the processing time of the legal work. With rate rises anticipated, fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer will need to act for both you and the mortgage lender to confirm the lender's investment is secured.

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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