Updated: October 12, 2018

Epping conveyancing solicitor fees

No Move, No Fee conveyancing in Epping

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Epping for carrying out the legal work for a property transaction.

How are Epping conveyancing fees calculated?

Our conveyancers work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Epping who carry out the legal work on a cost per hour basis. Your quote explains all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like HMLR fees or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Epping cost in total?

Though conveyancing fees in Epping will be the same as anywhere else in the country, the disbursements required can vary. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority Search fees can vary.

There are no hidden costs or nasty surprises with Quittance. For standard conveyancing transactions, what we quote is the fee you pay. 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 Epping

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, a purchaser must still investigate their intended purchase.

A conveyancing solicitor in Epping will make recommendations following their enquiries, offer practical solutions and ensure the title is transferred to the new owner.

The following section examines those parts of the buying process for conveyancing solicitors in Epping that necessitate specialist knowledge.

Your Epping conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Epping, it is paramount that you confirm that they are on the approved solicitor panel of your mortgage lender, whether you are taking out a mortgage from the Leeds Building Society, Lloyds Bank or any other lender.

A lot of mortgage lenders will only accept a select panel of firms. If a conveyancer can't act for your mortgage lender, the lender will probably need a second firm to complete the legal work.

The purchaser will usually need to pay this second lawyer's costs and the conveyancing process could take much longer.

Major delays can occur if you fail to check your property solicitor's lender panel status.

Our conveyancing solicitors are approved to act for all lenders.

Searches (Epping Forest District Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Epping conveyancing solicitors to help identify any broader issues that could have an impact on how much your home will be worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your mortgage lender wants any further searches, for example a tin mining search or an energy search.

Epping Forest District Council has an approximate delivery time of 22 weeks for conveyancing searches, so it will be worthwhile to use a quicker private search company.

Planning documents

Office copies will also be applied for from HM Land Registry by the purchaser's conveyancing solicitor. This will help to identify any potential issues, such as restrictions that limit alterations or errors on the title plan.

Epping Forest District Council Council Tax

Epping Forest District Council calculate council tax on Epping homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Valuation Band C residential property in Epping, the council tax payable would be £1,492 per year.

Conveyancing solicitors in Epping will inform a buyer of the property's tax band once they are themselves 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 £1,119.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or where the property was left empty by a bankrupt person. The Valuation Office Agency calculate bandings for new build properties, and where the owner has requested a revaluation.

Band Epping Forest District Council Tax (2018)
A £1,119
B £1,306
C £1,492
D £1,679
E £2,052
F £2,425
G £2,798
H £3,357

Could you be overpaying?

Contact the VOA for more information on how to challenge your tax band:

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

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.

Stamp Duty on Epping properties

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the home if it exceeds £125,000. After a home sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

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

This table sets out Stamp Duty Land Tax for typical property in Epping:

  Average sale price (2017) Stamp Duty
Average price £574,273 £18,713.65
Average price (detached) £939,030 £37,653.00
Average new build £395,000 £9,750.00

Stamp duty relief for first-time buyers in Epping

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with relief up to £500,000 in some areas. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. E.g. if a second property was bought for £574,273 then the SDLT including the surcharge would be £45,941.84. .

Conveyancing solicitors in Epping will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Epping

New build site

Purchasing a leasehold property if you don't know what you are getting into can be risky. The numerous common problems awaiting an uninformed buyer could include leases with fewer than 80 years to run, unreasonable ground rents and restrictions on the use of the property.

Serious financial ramifications can result from a solicitor's failure to give good leasehold advice.

If you are planning to buy a leasehold home, a experienced conveyancing solicitor in Epping will consider potential leasehold issues, e.g. :

  • checking the lease itself
  • any recent demands for service charges and ground rent
  • dealing with freeholders and managing agents
  • residents? management company

Make sure 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 Epping?

House being built

According to data gathered by the Land Registry, the average purchase price of new build properties in Epping is £395,000. 1 new build properties were purchased in Epping last year.

Acquiring a new build property is more involved than any other type of conveyancing. Therefore a Epping conveyancing solicitor must be aware of local issues and needs to check numerous things, e.g. dealing with failures to arrange warranty provider inspections and handling initial Land Registry registration.

Our expert new build team provide an independent assessment of the legal title of the house or apartment, scrutinising contract considerations ranging from the home's subsequent mortgageability to an assessment of other risks, such as future local development.

Conservation areas in Essex

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area restrictions will affect your home.

These constraints, referred to as Article 4 Directions, can include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

The local council can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

The Epping Forest local planning authority has assigned conservation area-status to parts of Epping. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Epping.

Conveyancing - Selling a property in Epping

The legal side of a house sale is simpler than for a purchase. The buyer's solicitor will have to carry out due diligence on the legal title of your home, whilst conveyancing solicitors in Epping acting for the vendor effectively just gathers information relating to the property and answers the buyer's questions .

How to reduce the risk of an abortive sale

A property can face many legal issues (for example not having a building regulations completion certificate) which may protract a transaction.

It is best not to procrastinate and hope the buyer's solicitor won't notice - a better course of action will be to speak to an expert, square up to the issue(s), and find a solution ASAP.

Further reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold flat is much more complex than for a freehold house.

Conveyancing solicitors in Epping must usually carry out further legal work, which could include liaising with the management company to obtain ground rent details, through to information about any reserve fund that may be held.

In order to resolve any leasehold difficulties faster, it is highly recommended that the vendor contact a conveyancer as soon as the decision is made to sell.

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

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

If you are buying or selling a Epping home, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Epping to carry out your legal work.

Local Epping conveyancing solicitor directory

  • Foskett Marr Gadsby & Head LLP, 171 High Street, Epping, Essex, CM16 4BL
  • Foskett Marr Gadsby & Head LLP, Suite 8, Simon Campion Court, 232-234 High Street, Epping, Essex, CM16 4AU
  • Kennard Wells Solicitors, 84a High Street, Epping, Essex, CM16 4AE
  • Whiskers LLP, 265 High Street, Epping, Essex, CM16 4BS

Conveyancing - Remortgaging a property in Epping

Reducing monthly repayments by finding a lower interest rate is primarily why people change lenders. There are other reasons, such as consolidating debts, or wanting a more flexible mortgage.

A good conveyancing solicitor in Epping will complete the conveyancing quickly, meaning you move to your lower rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.

In order to certify that the lender's interests are protected, the property lawyer handling your remortgage will act for 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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