Updated: October 12, 2018

Fulham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Fulham

Conveyancing solicitor fees are the charges you pay your Fulham conveyancing solicitor for the legal work for a home sale or purchase.

How are Fulham conveyancing fees calculated?

Some conveyancing solicitors in Fulham offer services on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your conveyancing quote sets out exactly what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

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

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 HMLR fees or managing agent fees.

See: A guide to all conveyancing fees

How much will conveyancing in Fulham cost in total?

Fulham conveyancing solicitor fees will not vary. There may, however, be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a flooding search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Fulham

The district of Fulham forms part of the London Borough of Hammersmith and Fulham in west London, north of the River Thames. It has a history of industry and enterprise, including the building of the London Underground and early aviation.

Property prices are high - the 4th most expensive in London, although they do vary by district, with Hammersmith and Shepherds Bush being more affordable than Parson's Green and Fulham. Over 19% of the borough is green space - the largest park is Wormwood Scrubs to the north. Transport connections via the underground are good throughout the district.

Conveyancing for home buyers

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of the conveyancing solicitor in Fulham to carry out due diligence on the property, make their "report on title", help to fix or resolve any legal issues and confirm that the Land Registry's record of the property is updated.

The following offers recommendations for buyers who want conveyancing solicitors in Fulham.

Your Fulham conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Secure Trust, Lloyds Bank or any other lender, before you instruct a Fulham conveyancing solicitor it is paramount that you confirm that they can represent your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some banks and building societies are only prepared to work with a select group (often referred to as a 'panel') of firms.

Should this be the case, the lender will likely require an alternative law firm to complete the legal work, and you will be expected to pay this substitute lawyer's fees. This can frustrate or delay the process.

Your property purchase can be seriously delayed if you fail to check your property lawyer's lender panel status.

Our solicitors are on the panel of all banks and building societies.

Property Searches (Hammersmith & Fulham Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Fulham conveyancing solicitors to highlight issues affecting the home you want to buy. They include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitythere is a risk that some Fulham properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

You will be told if your chosen lender requires any additional searches, such as a more detailed flood report or an agricultural search.

Purchasers should anticipate a wait of around 4 weeks for Residential property searches obtained from the London Borough of Hammersmith & Fulham. In these circumstances, faster personal searches will be advisable.

Checking planning permission status

Official Entries (or 'office copies') will also be obtained by the buyer's conveyancing solicitor. This will help to reveal planning issues. Examples of these include restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

London Borough of Hammersmith & Fulham Council Tax

The amount of council tax a homeowner in Fulham will pay to London Borough of Hammersmith & Fulham will depend on the property's value and the number of residents. For example, for an average Valuation Band D property in Fulham, the amount of council tax due would be £1,022.

Fulham conveyancing solicitors 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 £767.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the property is occupied by someone who is seriously mentally impaired. The Valuation Office Agency (VOA) assign bandings for newly-constructed property, and where the owner has requested a revaluation.

Band London Borough of Hammersmith & Fulham Tax (2018)
A £681
B £795
C £908
D £1,022
E £1,249
F £1,476
G £1,703
H £2,044

Can I lower my 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. To challenge your banding contact:

Valuation Office Agency
Wingate House
93-107 Shaftesbury Avenue

Stamp Duty on Fulham properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

The threshold for Stamp Duty Land Tax for a residential property is £125,000.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

The following table illustrates stamp duty examples for properties in London:

  Average selling price (2017) Stamp Duty
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 Fulham

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you own another property (including outside the UK)you will be subject to a 3% surcharge. Following the example above, if a homeowner bought a second home in Fulham for the average price of £1,028,020 the SDLT would be £133,642.60.

Conveyancing solicitors in Fulham should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Fulham

New build site

The potential pitfalls of buying a leasehold property are a source of concern for leasehold home buyers. Numerous legal issues could be lying in wait for the unsuspecting purchaser, such as:

  • absent freeholders
  • increasing ground rents
  • unpaid service charges by the existing leaseholder
  • leases with fewer than 80 years to run
Bad or incomplete leasehold advice, from an inexperienced property lawyer, could have costly, long-term consequences.

If you intend to buy a leasehold home, a good conveyancing solicitor in Fulham will consider potential leasehold issues, for example :

  • reviewing the lease itself (many leases are decades old)
  • any recent demands for service charges and ground rent
  • reviewing correspondence between the freeholder and leaseholder
  • landlord/tenant disputes

Our leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Fulham?

New build site

According to data compiled by the Land Registry, 450 new build houses and flats have been bought in Fulham in 2018 so far. The average sale price of Fulham new build property is £449,784.

A new-build conveyancing solicitor in Fulham will need to be aware of Fulham-specific issues and new build's added complexities, including dealing with incomplete service connection agreements and dealing with failures to arrange warranty provider inspections.

With our new build team, you will get an impartial view of the legal title of the house or flat, with a close eye on factors ranging from the home's subsequent resaleability to an assessment of other risks, such as regional infrastructure development.

Conservation areas

If you are planning to purchase a home in a conservation area in Fulham, the property must not breach any conservation area restrictions. These building controls, called Article 4 Directions, may include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, you could be instructed by the local authority to return the home to its earlier condition, 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 Fulham.

Conveyancing - Selling a property in Fulham

The conveyancing process on a sale of a home is much easier than when buying. The purchaser will have to carry out detailed research on the property and its legal title, whilst conveyancing solicitors in Fulham acting for the seller simply responds to enquiries made by the buyer's solicitor.

What steps can you take to minimise the risk of your sale falling through?

Common issues, like complexities where there is a 'share of freehold' or previous or historic subsidence, can significantly endanger a sale.

Property specialists almost always advise that sellers handle these issues as soon as they come to light.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold property is a great deal more involved than for a more straightforward freehold house.

Fulham conveyancing solicitors will also carry out additional work, including contacting the freeholder for the most recent annual service charge accounts, through to insurance details.

It is recommended that you contact leasehold-specialist property lawyer as soon as an estate agent is chosen to reduce delays.

What if you are already acting for the other side?

SRA regulations restrict the same solicitor from working on behalf of both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You can contact a local Fulham conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Fulham conveyancing solicitor directory

  • Excelsior Solicitors Limited, Chester House, 81-83 Fulham High Street, Fulham, London, Greater London, SW6 3JA
  • Parfitt Cresswell, 593-599 Fulham Road, London, London, SW6 5UA
  • McMillan Williams, 90 Lillie Road, Fulham, London, SW6 7SR

Conveyancing - Remortgaging a property in Fulham

Although people consider remortgaging for a range of reasons, people generally remortgage their home simply to get a better rate.

A proactive conveyancing solicitor in Fulham can reduce the remortgage processing time, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer will represent both you and your new lender, in order to confirm the lender's capital is protected and that the new interest in the property is registered correctly.

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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