Updated: October 12, 2018

East Molesey conveyancing solicitor fees and costs

No Move, No Fee conveyancing in East Molesey

Conveyancing solicitor fees are what you pay your East Molesey conveyancing solicitor for the legal work involved in moving home.

Are East Molesey conveyancing fees and costs fixed?

We work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in East Molesey who work on a price per hour basis. Your quote sets out what you will be charged 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 third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as ID checks or bankruptcy searches.

See: A guide to all conveyancing fees

How much will the total East Molesey solicitor conveyancing fees be?

East Molesey conveyancing solicitor fees will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a mining search, may be needed.

With Quittance, there are no hidden fees or nasty surprises. For a standard home sale or purchase, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in East Molesey

As a key part of the conveyancing for a property buyer, a East Molesey conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

The property lawyer will make recommendations following their enquiries, make practical suggestions and register the new owner's title at the Land Registry.

This section of the article considers those areas of the buying process for conveyancing solicitors in East Molesey where a deeper understanding of the legal technicalities is crucial.

Your East Molesey conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like the Yorkshire Building Society or a less common lender such as Coutts, before appointing a conveyancing solicitor in East Molesey it is paramount that you confirm that they can act on behalf of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some lenders are only happy to work with a restricted panel of solicitors or licensed conveyancers that meet strict selection criteria.

Should this be the case, the lender will require a different firm to act in their interests, and you will usually need to pay this second solicitor's fees. The additional work can mean the process takes much longer.

Your property purchase could be threatened by failing to confirm your property lawyer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor lenders.

Elmbridge Borough Council searches

Residential property searches are enquiries made of various authorities by East Molesey conveyancing solicitors to identify issues affecting the home you want to buy.

Lenders also need to see specific searches to be obtained. Required searches will include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - some East Molesey property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specific searches, such as a highways authority search or a Forestry Commission search, may also be referred to in the initial LA and Environmental searches.

Homebuyers could experience a delay of roughly 5 weeks for Residential property searches provided by Elmbridge Borough Council. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning searches

Your conveyancing solicitor will obtain an 'Official Copy of the Title Register' from the Land Registry. This helps to find any planning issues. These issues could include the breach of a restrictive covenant or the title plan showing only very general boundaries.

Elmbridge Borough Council Council Tax

The amount of council tax a homeowner in East Molesey will pay to Elmbridge Borough Council will depend on the property's value and the number of residents. For instance for an average Band C home in East Molesey, the council tax would be £1,657 per year.

East Molesey conveyancing solicitors will inform a purchaser of the home's tax band once this is confirmed by the searches.

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 £1,242.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or for foreign language students.

Band Elmbridge Borough Council Tax (2018)
A £1,242
B £1,449
C £1,657
D £1,864
E £2,278
F £2,692
G £3,106
H £3,727

Can I challenge my council tax band?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
2nd Floor
1 Francis Grove
SW19 4DT

Stamp Duty on East Molesey properties

Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If a property is valued at over £125k, the buyer usually must pay Stamp Duty Land Tax.

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

See table below for stamp duty examples for properties in East Molesey:

  Average selling price (2017) SDLT
Average price £591,505 £19,575.25
Average price (detached) £965,318 £40,281.80
Average new build £424,992 £11,249.60

Stamp duty relief for first-time buyers in East Molesey

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Homeowners must pay a higher rate of SDLT when buying a second property. Following the example above, if a homeowner bought a second property in East Molesey for the average price of £591,505 the SDLT would be £47,320.40.

East Molesey conveyancing solicitors should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in East Molesey

New build site

It is not recommended to buy a leasehold home without being aware of the facts. The many potential problems lying in wait for the unsuspecting buyer can include:

  • undisclosed major works
  • sub-letting restrictions
  • short leases
  • ground rent multipliers
Serious financial ramifications can result from an inexperienced solicitor's bad leasehold advice.

A expert conveyancing solicitor in East Molesey will address aspects of leasehold, for example the implications of the remaining length of the lease, possible service charge shortfalls and reviewing the lease itself (some documents can be centuries old).

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in East Molesey?

New build building site

6 new build houses and flats were purchased in East Molesey last year, based on statistics published by HMLR. The average sale price of a new build in East Molesey is £424,992.

Acquiring a new build can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in East Molesey must be conscious of both region-specific considerations and also needs to consider a range of factors, such as helping with mortgage offer extension terms and ensuring that the contract is in the buyer's favour.

Our team of new build conveyancers deliver an impartial appraisal of the legal status of the property, scrutinising contract issues ranging from onerous leasehold conditions to sharply increasing ground rent and service charges (where applicable).

Conservation areas in Surrey

Your conveyancing solicitor will need to check whether the home you are going to buy is in a conservation area in East Molesey. If it is, the house is affected by restrictions. Called Article 4 directions, these building controls could include a wide range of constraints from limits on the use of cladding, to possible restrictions on solar panel positioning.

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.

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

Conveyancing - Selling a property in East Molesey

The legal process for a property sale is normally less troublesome than when purchasing. The buyer's conveyancing solicitor will have to carry out a detailed legal assessment into the property's title and other legal aspects. Conveyancing solicitors in East Molesey acting for the seller effectively just replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

Homes will often come with complex issues (e.g. not being registered at the Land Registry or having previously suffered from a flood event) which could draw out a sale for weeks.

It is better not to hide from the issue, waiting to see if the problem is discovered. Instead, you should seek out professional help, square up to the issue(s), and find a solution proactively.

Useful reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is much more time-consuming than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in East Molesey will need to conduct extra work, which could include getting the latest service charge and ground rent statement or details of any consents for alterations.

It is recommended that the vendor contacts a leasehold-specialist lawyer as soon as possible to avoid undue delays.

What if you are already acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a house or flat in East Molesey, and we are acting for the other side, you can contact a local East Molesey conveyancing solicitor firm to carry out your legal work.

Local East Molesey conveyancing solicitor directory

  • KWW, 70 Walton Road, East Molesey, Surrey, KT8 0DL
  • Lloyd Rehman & Co, Molember House, Molember Road, Molember Road, East Molesey, Surrey, KT8 9NH

Conveyancing - Remortgaging a property in East Molesey

Saving money on a lower rate is primarily why homeowners decide to switch lenders. There are other reasons, such as releasing funds to help kids get on the property ladder, or the current mortgage deal coming to an end.

You should be able to enjoy a lower rate faster by using a more proactive conveyancing solicitor in East Molesey. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer will represent both you and the mortgage lender, in order to confirm the interests of the lender are protected.

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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