Award-winning No Move, No Fee conveyancing for East Ham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance's expert property lawyers deliver a proactive no sale, no fee service to property sellers and purchasers looking for conveyancing solicitors in East Ham and throughout London.
We prioritise proactive communication to keep you updated 24/7 and our guaranteed fixed conveyancing fees means no nasty suprises.
In the event that your sale or purchase does not proceed our no move no fee promise means you won't incur any conveyancing solicitors' legal fees at all.
East Ham's most communicative conveyancing service
Slow communication from your property lawyer can only add additional stress to a home move.
The service quality charters of both the Conveyancing Quality Scheme (CQS) and the CLC are focused on the issue of conveyancing solicitor communication.
Despite attempts by regulators to address the issue, according to a survey carried out by OnePoll, one quarter of home purchases and sales fall through due to delays caused by poor communication.
Our East Ham conveyancing solicitors aim to provide an informative and proactive conveyancing service 7 days a week, using the communication method of your choice:
- Lowest East Ham conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Email address and direct line of your conveyancing lawyer
- 24/7 access to your online conveyancing file
- Instant progress updates by smartphone, tablet and PC
Updated: October 12, 2018
East Ham conveyancing solicitor fees and costs
No Move, No Fee conveyancing in East Ham
Conveyancing solicitor fees are the amounts you pay to your East Ham conveyancing solicitor for the legal work for a home sale or purchase.
Are East Ham conveyancing fees and costs fixed?
Some conveyancing solicitors in East Ham will work on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote explains what you will pay when your property transaction has completed.
What are disbursements?
You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as property searches or ID checks.
How much will the total East Ham solicitor conveyancing fees be?
Conveyancing fees in East Ham should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a mining search, may be necessary.
With Quittance, there are absolutely no hidden fees. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in East Ham
"Caveat emptor", or "buyer beware", was a key part of English property law. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, a purchaser must still investigate the house or flat they plan to buy.
A conveyancing solicitor in East Ham will make recommendations once their enquiries are complete, iron out any legal issues and confirm that the legal title passes to the new owner.
This part of the article sets out useful information for homebuyers looking for conveyancing solicitors in East Ham.
- Conveyancing solicitors in Barnet
- Conveyancing solicitors in Edmonton
- Conveyancing solicitors in Newham
- Conveyancing solicitors in East London
- Conveyancing solicitors in London
Your East Ham conveyancing solicitor must be lender-approved
Whether you are taking out a mortgage from Barclays Bank, the Hinckley and Rugby Building Society or any other lender, before you choose a East Ham conveyancing solicitor it is paramount that you confirm that they can represent your mortgage lender.
Your lawyer may not be able to carry out the legal work for your mortgage lender, because some mortgage lenders will only accept a select panel of legal practices that meet stringent standards.
If this is the case, the lender will need a different legal firm to complete the legal work, and you will usually need to pay this substitute solicitor's costs. Adding another solicitor to the process can delay the whole purchase.
Our solicitors can perform the conveyancing for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Newham Borough Council)
Residential property searches are carried out by East Ham conveyancing solicitors in order to identify any pertinent information that might possibly have an impact on how much your home is worth.
Searches are firstly carried out to meet lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Additional searches, such as a Crossrail search or a Forestry Commission search, may also be advised in the initial LA and Environmental searches.
Buyers should expect to wait roughly 4 weeks for property searches supplied by The London Borough of Newham, so faster personal searches will be recommended.
Ensuring planning permission is in place
Official Entries (or 'office copies') will also be applied for from the Land Registry by the purchaser's conveyancing solicitor, assisting with the identification of potential planning issues, for example the breach of a restrictive covenant or errors on the title plan.
London Borough of Newham Council Tax
The council tax paid by a homeowner is based on a variety of factors that include the size of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance for an average Band B home in East Ham, the council tax would be £979.
Conveyancing solicitors in East Ham will inform a buyer of the property's band once they are made aware.
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 (25%) would reduce the tax due to £734.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where an occupation is prohibited by law such as a compulsory purchase order. A house or flat built after 1991 is assessed by the Valuation Office Agency.
|Band||London Borough of Newham Tax (2018)|
Can I appeal against my band?To challenge your banding contact:
Valuation Office Agency
A homeowner can ask for their property to be reassessed.
Stamp Duty on East Ham properties
If a home is purchased for £125,000 or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax. Stamp Duty Land Tax is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.
Quittance's investment in the latest online case management system means that HMRC filing late filing penalties are a thing of the past.
See stamp duty examples for properties in London:
|Average selling price (February 2018)||SDLT|
|Average price (detached)||£1,973,730||£150,597.60|
|Average new build||£64,786||£0.00|
Stamp duty relief for first-time buyers in East Ham
As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.
Conveyancing solicitors in East Ham should confirm the right amount is calculated.
Buying a flat? Leasehold conveyancing in East Ham
Purchasing a leasehold house or flat can be complex, compared to buying a freehold home. The numerous common problems awaiting an uninformed purchaser could include spiralling ground rents and undisclosed major works.
If you intend to purchase a property with a lease, a good conveyancing solicitor in East Ham will consider possible leasehold issues, such as annual statements of account and budgets for service charges, unexpired lease terms and managing agent or landlord enquiries.
Make sure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitors.
Buying a 'New Build' property in East Ham?
The average purchase price of a new build in East Ham is £449,784. 450 new build homes have been bought in East Ham in 2018 so far.
A new-build conveyancing solicitor in East Ham must be familiar with both local East Ham considerations as well as the extra complexities associated with new build, e.g. ensuring that the contract is in the buyer's favour and ensuring that new build mortgage conditions are met.
Our new build team specialise in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.
Conservation areas in Northumberland
Whether you are purchasing a character cottage or a Victorian family home, if the property is in a conservation area, any planned alterations to the property might not be permitted by London Borough of Newham.
Referred to as Article 4 directions, these conditions may include:
- A prohibition on the removal of front boundary walls
- Restrictions preventing the installation of VELUX windows
- Restrictions on side or two-storey extensions
If a property is in breach, the owner could be instructed to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in East Ham.
Conveyancing - Selling a property in East Ham
The legal work involved in a sale of a home is generally simpler than for a property purchase. When buying, the burden is solely on the buyer to make sure that the title of the property they are buying is mortgageable and free from legal issues.
When selling, conveyancing solicitors in East Ham acting for the person selling for the most part just answer the buyer's solicitor's formal enquiries.
What could put your sale at risk?
A property can face a series of complex issues (e.g. an issue with noisy neighbours or complexities where there is a 'share of freehold') that can slow or frustrate your move.
It is generally advisable that sellers tackle any such problems head on.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
The legal work for a leasehold flat (houses are rarely leasehold) is a great deal more complicated than for a freehold house.
Conveyancing solicitors in East Ham will also need to carry out additional work. This can involve sourcing the latest service charge accounts, through to details of planned major works.
It is recommended that you contact a lawyer with leasehold experience as early as possible to avoid undue delays.
What if Quittance is acting for the other side?
Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.
If you are buying or selling a East Ham property, and a Quittance conveyancer is carrying out the legal work for the other side, you could contact a local East Ham conveyancing solicitor firm to handle your legal work.
Local East Ham conveyancing solicitor directory
- Wiseman Lee LLP, 2 High Street South, East Ham, London, E6 6EU
- Susan Paul Solicitors, First Floor, 62a High Street North, East Ham, London, E6 2HJ
- Aravindans, 216a High Street North, East Ham, London, E6 2JA
- Legend Solicitors Limited, Imperial Offices, 2 Heigham Road, East Ham, London, E6 2JG
- Tuckers Solicitors LLP, 2 Heigham Road, 2 Heron House, East Ham, London, E6 2JG
Conveyancing - Remortgaging a property in East Ham
The most common reason homeowners remortgage their home is to lower their monthly repayments. There are any number of other reasons to think about remortgaging, including consolidating debts, or getting onto a longer fixed-rate term.
A good conveyancing solicitor in East Ham will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.
The property lawyer carrying out your remortgage needs to be able to act for your preferred lender. Our conveyancers are panel members of all major banks and building societies. So no matter whether you are changing to an offset mortgage with Santander or to a two-year discount with the Leeds Building Society, our remortgage team can assist.
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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