Updated: October 12, 2018

Dulwich conveyancing solicitor fees

No Move, No Fee conveyancing in Dulwich

Conveyancing solicitor fees are paid your Dulwich conveyancing solicitor for the legal work involved in moving home.

Are Dulwich conveyancing fees and costs fixed?

Some conveyancing solicitors in Dulwich carry out the legal work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing quote will explain exactly what you will need to pay when your sale or purchase completes.

What are disbursements?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like office copies or Stamp Duty.

See: How much should conveyancing fees cost?

How much will the total Dulwich solicitor conveyancing fees be?

Whilst conveyancing fees in Dulwich will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a flooding search, may be needed.

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

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

Conveyancing - Buying a property in Dulwich

When carrying out the legal work for a homebuyer, a Dulwich conveyancing solicitor will examine the draft contract and investigate the title of the property and report back in detail to the buyer and the lender.

Following their enquiries the lawyer will offer suggestions and advice and will help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

The following section considers those types of property that may be of concern to homebuyers who want conveyancing solicitors in Dulwich.

Your Dulwich conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from the Barnsley Building Society, the HSBC or any other lender, before you choose a Dulwich conveyancing solicitor it is essential that you check that they can act for your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some lenders are only happy to work with a selected list (known as a 'panel') of legal firms that pass strict selection criteria.

If this is the case, the lender will probably require a different solicitor firm to complete the legal work, and you will be expected to pay this alternative solicitor's fees. Resulting delays can jeopardise the whole purchase.

Failing to confirm the lender panel membership of your lawyer can mean significant delays.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Southwark Borough Council searches and other searches

Searches are enquiries made of various authorities by Dulwich conveyancing solicitors to help uncover relevant information about your planned purchase.

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

Your conveyancer will tell you if your lender wants any further searches, e.g. a more detailed flood report or a more detailed environmental report.

The estimated delivery time for Local Authority searches ordered from the London Borough of Southwark is 6 weeks, so your lawyer will recommend using quicker personal searches.

Checking planning status

Your conveyancing solicitor will obtain official entries from HMLR. This will help to expose any issues. Examples of these include restrictive covenants governing the use of the property or outbuildings missing from the title plan.

London Borough of Southwark Council Tax

The council tax paid by a homeowner is based on a variety of factors e.g. the location of the property and the value of the property. The occupier of a property in Band E, for example, would owe annual council tax of £1,625.

A conveyancing solicitor in Dulwich will inform the buyer of the property's 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 £1,219.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or if an occupier is an apprentice school leaver or YTS trainee.

Band London Borough of Southwark Tax (2018)
A £886
B £1,034
C £1,182
D £1,330
E £1,625
F £1,920
G £2,216
H £2,659

Are you about you buy a home in the wrong council tax band?

Owners can apply for their property to be reassessed. To challenge your banding contact:

Valuation Office Agency
Cityside House
40 Adler St
London
E1 1EE

Stamp Duty on Dulwich properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

If you are buying a home in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k.

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

See SDLT examples for homes in London:

  Average selling price (2017) Stamp Duty Land Tax
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 already own another home (including outside the UK)you will be subject to an SDLT surcharge of 3%. So if a second home was bought for £1,028,020 then the SDLT total will be £133,642.60.

Stamp duty relief for first-time buyers in Dulwich

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Conveyancing solicitors in Dulwich should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Dulwich

New build site

Buying a leasehold home without being aware of the facts is risky. Increasing ground rents, unpaid service charges by the existing leaseholder and marriage value issues are only some of the many traps awaiting an uninformed buyer.

Inaccurate leasehold advice, from a conveyancing solicitor with little specialist experience, could have serious financial implications.

A experienced conveyancing solicitor in Dulwich will address aspects of leasehold, e.g. annual statements of account and budgets for service charges, the implications of the remaining length of the lease and dealing with freeholders.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Dulwich?

New build building site

Based on local data compiled by the Land Registry, 450 new builds have been bought in Dulwich in 2018 so far. The average cost of new build property in Dulwich is £449,784.

The legal side of purchasing a new build property is frequently more involved than other types of conveyancing. Therefore a Dulwich conveyancing solicitor should be conscious of local issues and will need to investigate several key factors, e.g. helping with mortgage offer extension terms and confirming Section 38 agreements.

Our conveyancing team are experts in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in London

Your conveyancing solicitor will confirm whether the residential property you are going to buy is in a conservation area in Dulwich. If it is, the property will be affected by certain conditions. Referred to as Article 4 directions, these restrictions may include:

  • Restrictions on painting external walls
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Dulwich

The legal work involved in a house sale is more straightforward than for a purchase. When a house or flat changes hands, the responsibility lies entirely with the buyer to ensure that the home they are buying is mortgageable and is (or can be) registered at the Land Registry.

Conversely, with a sale, conveyancing solicitors in Dulwich acting for the current owner for the most part just answer enquiries made on behalf of the buyer.

What could jeopardise your home sale?

Common hurdles, such as where the property differs from the title plan or not being connected to the main sewers, can potentially hinder a sale.

Don't shy away from finding a solution as it is the buyer's solicitor's job to spot problems. Instead, get legal advice and attempt to resolve it promptly.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The legal work for a leasehold property is significantly more protracted than it is for a freehold home.

Dulwich conveyancing solicitors must usually carry out further legal work, which could include contacting the freeholder for a copy of the lease, through to a copy of the lease.

It is strongly advised that the vendor contact a conveyancer as soon as possible to help mitigate predictable leasehold delays.

What if you are already acting for the other side?

SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both sides.

If you are buying or selling a property in Dulwich, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a law firm in Dulwich to carry out your legal work.

Local Dulwich conveyancing solicitor directory

  • Nath Solicitors Limited, 59 Alleyn Road, Dulwich, Dulwich, London, SE21 8AD
  • Hall & Co, 399 Lordship Lane, East Dulwich, London, SE22 8JN
  • Hepburns Solicitors LLP, Unit 1 Blackwater Court, 17-19 Blackwater Street, East Dulwich, London, SE22 8SD
  • Glazer Delmar, 27-31 North Cross Road, East Dulwich, London, SE22 9ET
  • P M Hunter & Co, 145 Dulwich Road, Herne Hill, London, SE24 0NG

Conveyancing - Remortgaging a property in Dulwich

Although there are many reasons to remortgage, homeowners usually remortgage their home to get a more affordable interest rate.

Homeowners can appreciate the benefits of a better rate sooner with a more efficient conveyancing solicitor in Dulwich, reducing the time the conveyancing takes to complete. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of your new bank or building society. Quittance Conveyancing are on all major UK lenders' panels. So no matter whether you are moving to a variable-rate with Birmingham Midshires or to a fixed-rate mortgage with the Leeds Building Society, our remortgage specialists can help.

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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