Award-winning No Move, No Fee conveyancing for Dulwich home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's expert property lawyers deliver an award-winning No Sale, No Fee service to residential property buyers and sellers looking for conveyancing solicitors in Dulwich and London.
We prioritise proactive communication to keep you updated 24/7 and our guaranteed fixed conveyancing fees means no hidden fees.
In the event that your move does not proceed our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Dulwich's most communicative conveyancing service
Infrequent communication on the part of your solicitor firm can add yet more stress to a sale or purchase.
The Law Society's 'Conveyancing Quality Scheme' client service charter is geared towards conveyancing solicitors communicating better.
Despite attempts by the Council for Licensed Conveyancers and the SRA to address the issue, according to a Conveyancing Association survey of 1,500 people, nearly half of homemovers thought that their sale or purchase would have completed sooner with more effective communication.
Keeping you in the loop
Quittance Conveyancing's Dulwich conveyancing solicitors offer an exceptional property legal service. We deliver to buyers and sellers a proactive and informative service by phone, email and via our case management app, every day of the week:
- Cheapest Dulwich conveyancing solicitors fees
- Your conveyancer's direct line
- Award-winning case tracking technology
- Stay in touch with the progress of your case via your chosen method (including SMS, phone and email)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
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.
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
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.
- Conveyancing solicitors in Crystal Palace
- Conveyancing solicitors in Southwark
- Conveyancing solicitors in Streatham
- Conveyancing solicitors in South East London
- Conveyancing solicitors in London
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.
Our conveyancing solicitors can carry out the legal work for all major and minor lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK 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)|
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
40 Adler St
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 (detached)||£1,209,120||£64,662.00|
|Average new build||£854,797||£32,739.85|
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
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.
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?
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.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
- Dispute with a neighbour? What to do before selling your home
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.
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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