Updated: October 12, 2018

Edmonton conveyancing solicitor fees

No Move, No Fee conveyancing in Edmonton

Conveyancing solicitor fees are what you pay your Edmonton conveyancing solicitor for the legal work associated with buying or selling a property.

Are Edmonton conveyancing fees and costs fixed?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Edmonton who work on a fees per hour basis. Your quote will set out what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to pay 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. These include costs like leasehold information packs or local authority searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Edmonton cost in total?

Although conveyancing fees in Edmonton will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, specific extra searches, e.g. a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard home sale or purchase, the conveyancing fee 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Edmonton

Edmonton is an area of the London Borough of Enfield to the north east of central London. Although property in the area is generally inexpensive, a £1.5billion regeneration scheme is already starting to push prices up.

As well as upgrading the commuter links into London, there will be 5,000 new homes built, a new primary school and up to 3,000 new jobs created. The scheme also includes plans for shops, a cinema and cultural space, a health centre, and a marina.

Conveyancing for buyers

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

That said, it remains the responsibility of the Edmonton conveyancing solicitor to investigate the property, so that they can report back in detail to the buyer and the lender, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

This part of the article considers those types of property which may involve additional risk for homebuyers searching for conveyancing solicitors in Edmonton.

Your Edmonton conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from NatWest, Hampden & Co or any other lender, before choosing a conveyancing solicitor in Edmonton it is very important that you make sure that they are on the approved panel of your chosen lender.

A lot of banks and building societies are only happy to work with a select group (often referred to as a 'panel') of law firms. If your conveyancer can't act for your chosen lender, the lender will likely require a second solicitor firm to act in their interests.

The buyer will be expected to pay this second lawyer's costs, and the conveyancing process can take much longer.

Delays can be caused by failing to confirm your conveyancing solicitor's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Enfield Borough Council searches and other searches

Searches are applied for by Edmonton conveyancing solicitors to identify any wider issues that might possibly affect the value of the property you are buying.

Mortgagees also need to see a list of searches to be obtained. Required searches will include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes whether there is a certificate of lawfulness of use
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a highways authority search or an agricultural search, may also be referred to subject to the outcome of the initial searches.

Buyers should expect to wait approximately 13 weeks for property searches delivered by The London Borough of Enfield, so your solicitor will instead apply for quicker personal searches.

Ensuring planning permission is in place

Your conveyancing solicitor will obtain the Title Register from HM Land Registry. This will help to reveal any issues, for example discrepancies with the filed plan or restrictive covenants governing the use of the property.

London Borough of Enfield Council Tax

As a homeowner in Edmonton, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,555.

Conveyancing solicitors in Edmonton will inform the buyer 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 £1,167.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. A new property is assessed by the Valuation Office Agency and allocated a council tax banding.

Band London Borough of Enfield Tax (2018)
A £1,037
B £1,210
C £1,383
D £1,555
E £1,901
F £2,247
G £2,592
H £3,111

Can I challenge my council tax band?

To appeal contact:

Valuation Office Agency
Chase House
305 Chase Rd
London
N14 6LZ

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made. 20 saw a subsequent reduction.

Stamp Duty on Edmonton properties

The current SDLT threshold for residential properties is £125k.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See Stamp Duty Land Tax examples for properties in London:

  Average sale price (2018 to date) Stamp Duty
Average price £880,307 £34,015.35
Average price (detached) £711,410 £25,570.50
Average new build £449,784 £12,489.20

Stamp duty relief for first-time buyers in Edmonton

For first-time buyers, stamp duty is only payable on purchases over £300,000. Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the property is not rented out. For example, if a homeowner bought a second property in Edmonton for the average price of £880,307 the SDLT would be £70,424.56.

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

Buying a flat? Leasehold conveyancing in Edmonton

New build site

The risks of owning a leasehold property should be a source of anxiety for buyers of leasehold property. There are numerous technical issues that could be awaiting an uninformed purchaser, such as doubling ground rents, onerous clauses in the lease and overpriced managing agent packs.

Erroneous leasehold advice, from an inexperienced solicitor, could have costly, long-term consequences.

If you are planning to buy a leasehold home, a experienced conveyancing solicitor in Edmonton will investigate aspects of the leasehold purchase, such as service charge records from the last three years, flats in the same block with disparity between their leases and reviewing correspondence between the freeholder and leaseholder.

Quittance Conveyancing's leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Edmonton?

New build building site

According to Her Majesty's Land Registry data, the average cost of a new build home in Edmonton is £449,784. 450 new build properties have been bought in Edmonton in 2018 so far.

A new-build conveyancing solicitor in Edmonton must be familiar with both local considerations and the specific issues associated with new build, e.g. ensuring that the contract is in the buyer's favour and handling unreasonable delays.

With our new build team, you will get an independent appraisal of the legal status of the property, scrutinising contract factors ranging from the home's subsequent mortgageability to sharply increasing ground rent and service charges (where applicable).

Conservation areas

Whether you are going to buy a character cottage or a Tudor home, if the house is in a defined conservation area, your plans to develop the house might not be allowed by London Borough of Enfield.

These building controls, called Article 4 Directions, can include restrictions on the removal of front boundary walls, restrictions on side or 2 storey extensions or restrictions on the addition of flues and soil vent pipes.

If a property is in breach, the local authority can require the new owner to revert the property to its earlier condition, even where the alterations were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Edmonton's conservation areas.

Conveyancing - Selling a property in Edmonton

Conveyancing for a house sale is simpler than when purchasing. During the sale of a house or flat, the principle of 'buyer beware' means that the onus is solely on the buyer to determine whether the title of the property they are buying is legally sound.

In contrast, for a sale, conveyancing solicitors in Edmonton acting for the vendor just answer the buyer's questions.

How to help your sale go through

Hurdles, like having a flying freehold, can actually protract a sale if not handled appropriately.

Generally speaking, it is a good idea for sellers to face such issues head on and fix them.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold property is a great deal more technical than for a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Edmonton, and this could include getting the latest service charge and ground rent statement or any documentation relating to forfeiture proceedings.

To reduce leasehold-related delays, it is recommended that you instruct a lawyer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both the buyer and the seller of the same house?

CLC-regulated conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from acting on both sides in a house sale.

You could contact a property solicitor firm in Edmonton to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Edmonton

Saving money on a lower rate is the main reason that homeowners decide to switch lenders. There are other reasons, for example fixing the mortgage on a new discounted rate, or borrowing more to help pay for an extension.

A proactive conveyancing solicitor in Edmonton can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

In order to certify that the parties' interests are protected, the property lawyer handling your remortgage will act for both you and your new bank or building society.

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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