Updated: October 12, 2018

Erith conveyancing solicitor fees

No Move, No Fee conveyancing in Erith

Conveyancing solicitor fees are the costs you pay to your Erith conveyancing solicitor for the legal work associated with moving home.

How are Erith conveyancing fees calculated?

Some conveyancing solicitors in Erith offer services on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your quote will set out exactly what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as leasehold information packs or Land Registry fees.

See: Complete list of conveyancing fees

How much will the total Erith solicitor conveyancing fees be?

Although conveyancing fees in Erith will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, e.g. transport searches, may be needed.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Erith

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

That said, it remains the responsibility of the Erith conveyancing solicitor to investigate the property, and deliver their report on title to the purchaser, help with resolving any problems and ensure the title is transferred to the new owner.

The following considers those areas of the legal process for conveyancing solicitors in Erith needing a deeper level of knowledge.

Your Erith conveyancing solicitor must be lender-approved

Before you select a Erith conveyancing solicitor, 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 HSBC, Bluestone Mortgages or any other lender.

Most lenders are only happy to work with a selected list (their 'panel') of firms that meet strict criteria. If your solicitor cannot act for your mortgage lender, the lender will likely require a second firm to complete the legal work.

The buyer will then have to cover this substitute solicitor's costs and significant delays to your move could occur.

Failing to confirm your conveyancer's lender panel status can frustrate the process.

Our solicitors can act on behalf of all lenders.

Residential Property Searches (Bexley Borough Council)

Searches are enquiries made of government bodies by Erith conveyancing solicitors to identify issues affecting the home you want to buy.

Mortgage lenders also usually require certain searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitysome Erith property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your solicitor will notify you if your chosen lender requires any additional searches, such as a highways search or an agricultural search.

The typical turnaround time for Residential property searches supplied by The London Borough of Bexley is 5 weeks, so your lawyer will recommend using quicker personal searches.

Planning searches

Your conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from HMLR, helping to evidence any planning issues. These issues could include a restrictive covenant against certain alterations or outbuildings missing from the title plan.

London Borough of Bexley Council Tax

London Borough of Bexley calculate your council tax based on a number of criteria including the size of the home and the value of the property. The occupier of a property in Band E, for example, would owe annual council tax of £1,941.

A conveyancing solicitor in Erith will inform a purchaser of the home's council tax band once they have the Local Authority search results.

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 £1,456.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property (land) is a boat mooring or caravan pitch.

Band London Borough of Bexley Tax (2018)
A £1,059
B £1,235
C £1,412
D £1,588
E £1,941
F £2,294
G £2,647
H £3,176

Are you about you buy a home in the wrong council tax band?

A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To appeal contact:

Valuation Office Agency
10th Floor
Crown House
Linton Rd
Barking
IG11 8HJ
Essex

Stamp Duty on Erith properties

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax. Given the complexity of the SDLT1 tax return form, only the fearless would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

Quittance's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

See examples for typical local properties:

  Average sale price (2017) Stamp Duty
Average price £258,318 £2,915.90
Average price (detached) £190,208 £1,304.16
Average new build £125,549 £10.98

Stamp duty relief for first-time buyers in Erith

In 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not rented out. For example, if a property owner bought a second home in Erith for the average price of £258,318 the SDLT would be £20,665.44.

Conveyancing solicitors in Erith should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Erith

New build site

The possible drawbacks of buying a leasehold property in England or Wales are well documented. Numerous legal complications could be awaiting an uninformed purchaser, including:

  • incomplete management company accounts
  • spiralling ground rents
  • unfair clauses in the lease
Serious consequences can result from an inexperienced solicitor's misguided leasehold advice.

If you are planning to buy a property with a lease, a specialist conveyancing solicitor in Erith will consider possible leasehold issues, including unexpired lease terms, service charges and understanding regional and era-specific nuances of leases.

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Erith?

New build building site

Based on local data sourced by HM Land Registry, the average value of new build properties in Erith is £125,549. 21 new build properties were purchased in Erith last year.

Buying a new build is generally more complex than 'standard conveyancing'. To avoid potential problems a Erith conveyancing solicitor must be aware of both region-specific factors and also needs to consider a range of factors, including dealing with failures to arrange warranty provider inspections and checking planning conditions have been fulfilled.

With our new build team, you will get an expert appraisal of the legal title of the house or flat, with a close eye on concerns like onerous leasehold conditions and exponential ground rent and service charges (where applicable).

Conservation areas in London

If you are planning to buy a property in a conservation area in Erith, the property must not breach any conservation area building controls. Referred to as Article 4 directions, these constraints may include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits 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 removing a satellite dish.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Erith.

Conveyancing - Selling a property in Erith

The legal process for a sale of a home is much easier than for a property purchase. The buyer's solicitor has to carry out detailed due diligence on the property. Conveyancing solicitors in Erith acting for the seller, however, essentially just gathers together any pertinent information and answers the buyer's questions .

What proactive steps can you take to help your sale go through?

A home can be burdened by any number of challenges (e.g. having right or way issues (such as being landlocked) or restrictive covenants) which could delay a purchase for weeks (or worse).

Don't ignore the issue and hope any such problems will go away - speak to an expert instead, square up to the issue(s), and find a solution as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat (leasehold houses are rare) is quite a lot more complicated than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Erith must carry out additional legal work. This can involve requesting an up-to-date service charge statement or a copy of the lease.

It is recommended that you contact leasehold-specialist property lawyer as soon as possible to reduce delays.

What if Quittance is already acting for the other side?

SRA regulations restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

You could instruct a property solicitor firm in Erith to carry out your legal work, if a Quittance solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Erith

Whilst homeowners consider remortgaging for a range of reasons, homeowners usually remortgage to get a more attractive interest rate.

A proactive conveyancing solicitor in Erith can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in securing your preferred rate.

To certify that the interests of the lender 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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