Updated: October 12, 2018

Dunmow conveyancing solicitor fees

No Move, No Fee conveyancing in Dunmow

Conveyancing solicitor fees are what you pay your Dunmow conveyancing solicitor for the legal work for a home sale or purchase.

How are Dunmow conveyancing fees calculated?

Some conveyancing solicitors in Dunmow carry out the legal work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your conveyancing quote will set out what you will pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to the solicitor's conveyancing fees you will also need to budget 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, such as bankruptcy checks or office copies and title plans.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Dunmow cost?

While conveyancing fees in Dunmow will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a historic mining search, may be necessary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance, there are no hidden costs or nasty surprises. 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 Dunmow

Purchase conveyancing will require a Dunmow conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from defective property title (e.g. the title is subject to an estate contract) to the future saleability of the property.

The purchaser's solicitor will feed the results of their enquiries back to the purchaser and their lender, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.

The following discusses those areas of the legal process for conveyancing solicitors in Dunmow necessitating specialist legal knowledge.

Your Dunmow conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as NatWest, to a less common lender like Ahli United Bank. Before appointing a conveyancing solicitor in Dunmow, you need to check that they can act for your mortgage lender.

Many lenders only accept a selected list (known as a 'panel') of firms that meet stringent criteria. If a conveyancer cannot act for your mortgage lender, the lender will probably need an alternative legal firm to carry out the legal work.

You will then have to cover this substitute solicitor's costs and the conveyancing process could take much longer.

Your home move could be jeopardised by failing to confirm your solicitor's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all banks and other lenders.

Property Searches (Uttlesford District Council)

Property searches are applied for by Dunmow conveyancing solicitors to help identify issues that might have an impact on how much your home 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.

Additional searches, such as an HS2 search or a ground stability report, may also be referred to in the standard searches.

The typical turnaround time for Residential property searches ordered from Uttlesford District Council is 4 weeks. A private search company will be able to provide this information sooner.

Planning issues

The conveyancing solicitor acting for the buyer will also obtain office copies from HM Land Registry. This will help to expose planning issues. Examples of these include limits on the development of the property or outbuildings lying outside the boundary.

Uttlesford District Council Council Tax

Council tax is calculated by Uttlesford District Council on property value and the number of people living in the property. For example, for an average Valuation Band E residential property in Dunmow, the amount payable would be £2,072 per year.

Dunmow conveyancing solicitors will inform the purchaser of the home's council tax band as soon as they are notified.

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 £1,554.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the property is occupied by someone who is seriously mentally impaired.

Band Uttlesford District Council Tax (2018)
A £1,130
B £1,319
C £1,507
D £1,695
E £2,072
F £2,449
G £2,826
H £3,391

Can I challenge my valuation?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made. 10 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
London House
New London Rd

Stamp Duty on Dunmow properties

Given the complexity of the SDLT1 tax return form, only an experienced conveyancer would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC (formerly Inland Revenue). It is due on properties bought for over £125,000.

Quittance's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

See examples for average local properties:

  Average sale price (February 2018) Stamp Duty
Average price £401,308 £10,065.40
Average price (detached) £449,250 £12,462.50
Average new build £600,000 £20,000.00
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. Following the example above, if a homeowner bought a second home in Dunmow for the average price of £401,308 the SDLT would be £32,104.64.

Stamp duty relief for first-time buyers in Dunmow

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Dunmow will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Dunmow

New build site

It is thought that in excess of 100,000 UK property owners are trapped by property leases with unreasonable lease clauses. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed buyer, including ground rent multipliers and unreasonable lease extension premiums.

Severe consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Dunmow will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with freeholders
  • service charges
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Dunmow?

New build site

10 new builds have been bought in Dunmow in 2018 so far, based on data from HMLR. The average cost of new build homes in Dunmow is £322,295.

Purchasing a new build is frequently more involved than other types of conveyancing. To avoid potential problems a conveyancing solicitor in Dunmow must be aware of both region-specific issues and also should check a range of issues, such as dealing with failures to arrange warranty provider inspections and handling withdrawal under the Consumer Code for Housebuilders.

Our expert new build team provide an independent assessment of the legal title of the house or flat, and in particular issues like the home's future marketability and sharply increasing ground rent and service charges (where applicable).

Essex Conservation areas

Buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area restrictions will affect your house.

These building controls may include anything from restrictions on replacing roof tiles, to restrictions preventing paving over the front garden.

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Dunmow.

Conveyancing - Selling a property in Dunmow

Conveyancing for a property sale is normally less troublesome than for a property purchase. When property changes hands, caveat-emptor' means that the onus lies entirely with the buyer to establish that the property's title is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in Dunmow acting for the person selling need only respond to the buyer's solicitor's formal enquiries.

What could go wrong?

Issues, like chancel repair liability, have the potential to derail the sale process if they are ignored.

Don't ignore the issue, waiting to see if the problem is discovered - a better course of action will be to talk to a professional and attempt to resolve it proactively.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat or house is much more specialised than for a freehold house.

Dunmow conveyancing solicitors must usually carry out further legal work, which could include contacting the landlord for the last 3 years' service charge accounts, through to details of historical insurance claims.

It would be prudent to find a solicitor as soon as the property is marketed, if not before, to mitigate (often inevitable) leasehold delays.

Can your conveyancing solicitors act for the buyer and the vendor in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, SRA rules prevent the same solicitor from acting on both sides in a house sale.

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


Conveyancing - Remortgaging a property in Dunmow

Homeowners remortgage for all sorts of reasons, such as the current mortgage deal coming to an end, or consolidating loan repayments. The most common reason, however, is to lower their monthly repayments.

An efficient conveyancing solicitor in Dunmow will complete the conveyancing quickly, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can be a critical factor in securing your preferred rate.

It is vitally important that your property lawyer can also act for your preferred bank or building society. Quittance Conveyancing are on all major lenders' panels. So whether you are moving to a lifetime tracker mortgage with the NatWest or to a two-year discount with the Market Harborough 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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