Updated: October 12, 2018

Eltham conveyancing solicitor fees

No Move, No Fee conveyancing in Eltham

Conveyancing solicitor fees are the amounts you pay your Eltham conveyancing solicitor for the legal work associated with moving home.

Do Eltham conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Eltham who carry out the legal work on an hourly rate. Your quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as office copies or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Eltham cost?

Though conveyancing fees in Eltham will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a mining search, may be needed.

There are no hidden costs or nasty surprises with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Eltham

Caveat emptor (buyer beware), was a fundamental principle of English property law. Since 2013, this principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to investigate their intended purchase.

A Eltham conveyancing solicitor will offer suggestions and advice following their enquiries, solve outstanding issues and confirm that the Land Registry's record of the property is updated.

The following examines the kinds of property which may involve extra hazards for people searching for conveyancing solicitors in Eltham for a purchase.

Your Eltham conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like Halifax or a niche lender such as Bluestone Mortgages, before selecting a conveyancing solicitor in Eltham you must confirm that they can act for your chosen lender.

Many mortgage lenders will only accept a select list (referred to as a 'panel') of law firms that meet strict selection criteria. If a conveyancer cannot act for your chosen lender, the lender will probably need an alternative firm to complete the legal work.

You will be expected to pay this substitute lawyer's fees and the conveyancing process could take much longer.

Not checking the lender panel membership of your conveyancer can result in significant delays.

Our solicitors can act on behalf of all banks and other lenders.

Property Searches (Greenwich Borough Council)

Residential property searches are enquiries made by Eltham conveyancing solicitors to identify information and potential issues affecting your new home.

Searches are primarily carried out to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be notified if your chosen lender insists on any further searches, such as a more detailed flood report or a Forestry Commission search.

Buyers could experience a delay of up to 16 weeks for property searches obtained from the London Borough of Greenwich, so faster personal searches will be recommended.

Planning issues

The buyer's conveyancing solicitor will source the Title Register from HM Land Registry. This will help to expose any issues, for example neighbours' rights of access or discrepancies with the filed plan.

London Borough of Greenwich Council Tax

London Borough of Greenwich calculate your council tax based on a number of criteria that include the property's whereabouts and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. for an average Band D residential property in Eltham, the amount due would be £1,429 per year.

Eltham conveyancing solicitors will inform a buyer of the home's tax 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 £1,072.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the property is occupied by someone who is seriously mentally impaired. Property constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band London Borough of Greenwich Tax (2018)
A £953
B £1,112
C £1,271
D £1,429
E £1,747
F £2,065
G £2,382
H £2,859

Can you challenge the council tax bracket?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
Unicorn House
28 Elmfield Rd
Bromley
BR1 1LR
Kent

Stamp Duty on Eltham properties

The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

If the purchase price of the house you intend to buy is over the £125k threshold, you must pay SDLT.

Quittance Conveyancing is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.

See stamp duty examples for homes in London:

  Average sale price (2017) Stamp Duty Land Tax
Average price £1,028,020 £46,552.00
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 Eltham

First-time buyer stamp duty relief is available on property purchases below £300k. Since 1st April 2016, buyers of second homes are subject to a surcharge of 3%, even if the home is not rented out. Following the example above, if a homeowner bought a second property in Eltham for the average price of £1,028,020 the SDLT would be £133,642.60.

Eltham conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Eltham

New build site

It can be costly to purchase a leasehold home without understanding the implications. Numerous legal complications could be lying in wait for an uninformed buyer, including overpriced managing agent packs and increasing ground rents.

Serious consequences can result from a solicitor's misguided leasehold advice.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Eltham will address aspects of leasehold, including :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • possible service charge shortfalls
  • reviewing correspondence between the freeholder and leaseholder
  • complaints from neighbours
  • residents? management company

Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Eltham?

Building site

Based on local data sourced by Her Majesty's Land Registry, 450 new build houses and flats have been bought in Eltham in 2018 so far. The average sale price of Eltham new build property is £449,784.

The legal side of buying a new build is more involved than any other type of conveyancing. To avoid potential problems a Eltham conveyancing solicitor must be aware of Eltham-specific issues and will examine a number of areas, like checking the suitability of new build insurance and dealing with incomplete service connection agreements.

With Quittance Conveyancing, you will get an impartial view of the property's legal status, scrutinising contract concerns ranging from onerous leasehold conditions to potential freehold acquisition traps.

Conservation areas in London

Your conveyancing solicitor will need to confirm if the property you are purchasing is in a conservation area in Eltham. If it is, the property is affected by constraints. These constraints, called Article 4 Directions, may include possible restrictions on solar panel positioning, restrictions on extensions normally within Permitted Development rights or general restrictions governing the use of non-traditional materials.

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

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

Conveyancing - Selling a property in Eltham

Conveyancing for a sale of a house or flat usually requires less work than when purchasing. When buying, the principle of 'buyer beware' means that the onus lies entirely with the buyer to satisfy themselves that the property they are buying is not legally defective.

Conversely, with a sale, conveyancing solicitors in Eltham acting for the vendor just answer the buyer's solicitor's questions.

What could jeopardise your home sale?

A house or flat can be burdened by many potential complications (for example not having full title or being situated on a flood plain) that can prolong a sale.

It is better not to hide from the issue as it is the buyer's solicitor's job to spot problems, instead seek out professional help and work to resolve it as soon as you can.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold flat or house is quite a lot more complicated than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Eltham will need to conduct additional tasks, such as sourcing the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

It is highly recommended that the vendor contacts a leasehold-specialist conveyancer as early in the process as possible, and preferably before marketing the property, to ensure the legal technicalities are handled correctly.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both sides.

You can contact a local Eltham conveyancing solicitor firm to carry out your legal work, if we are acting for the other side.

Local Eltham conveyancing solicitor directory

  • Kirk and Partners, 25-27 Passey Place, Eltham, London, SE9 5DF
  • London Solicitors LLP, 4 Footscray Road, Eltham, London, SE9 2TW
  • Mensons & Associates, 99 Eltham High Street, London, SE9 1TD
  • Cook Taylor Woodhouse Limited, 68/70 High Street, Eltham, London, London, SE9 1BZ
  • Lincoln Watts & Leeding, 4 Novar Road, New Eltham, London, London, SE9 2DN

Conveyancing - Remortgaging a property in Eltham

Securing a lower interest rate is usually the main reason why people opt to remortgage. There are other reasons, such as releasing funds to help pay for home improvements, or moving to an offset mortgage.

A proactive conveyancing solicitor in Eltham will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

In order to ensure that the mortgage provider's interests are protected, the property lawyer handling your remortgage will represent both you and the mortgage provider.

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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