Award-winning No Move, No Fee conveyancing for Greenford home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We prioritise proactive communication to keep you updated 24/7 and our 100% fixed conveyancing fees means no nasty suprises.
Every year our specialist no sale - no fee property lawyers help property buyers and sellers looking for conveyancing solicitors in Greenford and across London.
If, for whatever reason, your property sale or purchase does not ultimately go ahead our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
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Greenford's most communicative conveyancing service
Approximately 50% of those who participated in market research commissioned by InfoTrack did not get adequate communication from their conveyancing firm.
The official bodies of Greenford property lawyers are particularly concerned with generally improving communication standards, and the client charters of the Council for Licensed Conveyancers and the Law Society's CQS refer to better communication standards.
Despite focus from the SRA and the Council for Licensed Conveyancers, according to a survey carried out by the Conveyancing Association of 1,500 people, 46% of respondents believed that more effective communication would have accelerated the completion of their transaction.
Keeping you updated
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Updated: October 12, 2018
Greenford conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Greenford
Conveyancing solicitor fees are what you pay to your Greenford conveyancing solicitor for the legal work associated with buying or selling a property.
Are Greenford conveyancing fees and costs fixed?
Some conveyancing solicitors in Greenford will work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote will explain what fees you will need to pay when your house or flat sale completes.
Are there any other costs?
You must cover the cost of any '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, such as bankruptcy searches or TT fees.
How much will the total conveyancing fees in Greenford cost?
Conveyancing solicitor fees in Greenford should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, specific extra searches, such as utilities searches, may be necessary and Local Authority (LA) Search fees will vary.
For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Greenford
"Caveat emptor", or "buyer beware", was a fundamental principle of property law in England and Wales. This principle no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to carry out due diligence on a planned purchase.
The Greenford conveyancing solicitor will make recommendations once their enquiries are complete, solve outstanding issues and register the title in the new owner's name.
The following provides invaluable advice for buyers searching for conveyancing solicitors in Greenford.
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Your Greenford conveyancing solicitor must be lender-approved
Whether you are getting a mortgage from TSB, the Coventry Building Society or any other lender, before instructing a conveyancing solicitor in Greenford you need to check that they are approved by your mortgage lender.
Some banks and building societies only accept a restricted list (called a 'lender panel') of solicitors or licensed conveyancers. If a conveyancer is not on the panel of your mortgage lender, the lender will probably need a second solicitor firm to act in their interests.
The borrower will then have to cover this alternative solicitor's costs and significant delays to your move could occur.
Quittance Conveyancing are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Ealing Borough Council)
Residential property searches are enquiries made of various authorities by Greenford conveyancing solicitors to highlight issues affecting the home you want to buy.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
You will be told if your lender needs any further searches, such as a more detailed flood report or an agricultural search.
Property purchasers can expect a lead time of around 5 weeks for conveyancing searches ordered from the London Borough of Ealing. As a result, quicker regulated searches will be recommended.
Ensuring planning permission is in place
Office copies will also be ordered from HMLR by the conveyancing solicitor acting for the purchaser, assisting with the identification of planning issues, for example outbuildings lying outside the boundary or the breach of a restrictive covenant.
London Borough of Ealing Council Tax
London Borough of Ealing calculate council tax on Greenford homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, the occupier of a Band C house in the London Borough of Ealing area would pay annual council tax of £1,280.
Greenford conveyancing solicitors will inform the purchaser of the home's tax band once this is confirmed by the searches.
If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £960.
Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is an apprentice school leaver or YTS trainee. Property built after 1991 is assessed by the Valuation Office Agency (VOA).
|Band||London Borough of Ealing Tax (2018)|
Is it possible to reduce my council tax band?
A property owner can also apply for their property to be reassessed. The band could be revised up as well as down. To challenge your banding contact:
Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Stamp Duty on Greenford properties
Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.If a property is purchased for £125,000 or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty.
Quittance's investment in the latest case management software means that HMRC filing late filing penalties are a thing of the past.
This table sets out stamp duty for property in Greenford:
|Average sale price (2018 to date)||Stamp Duty Land Tax|
|Average price (detached)||£200,000||£1,500.00|
|Average new build||£225,306||£2,006.12|
Stamp duty relief for first-time buyers in Greenford
First-time buyer stamp duty relief is available on property purchases below £300,000. If you are buying a second home for over £40,000 then you will have to pay an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second property in Greenford for the average price of £381,528 the SDLT would be £30,522.24.
Greenford conveyancing solicitors will confirm the correct calculation is made.
Buying a flat? Leasehold conveyancing in Greenford
The drawbacks of buying a leasehold flat in the UK are frequently reported in the press. The numerous common problems awaiting the unsuspecting purchaser include restrictions on the use of the property and doubling ground rents.
A specialist conveyancing solicitor in Greenford will investigate aspects of the leasehold purchase, for example sinking funds, service charge records from the last three years and understanding regional and era-specific nuances of leases.
Quittance Conveyancing's team of 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 Greenford?
The average price for new build property in Greenford is £225,306. 8 brand new properties have been bought in Greenford in 2018 so far.
A new-build conveyancing solicitor in Greenford must be aware of both local issues and the extra complexities associated with new build, including helping with mortgage offer extension terms and confirming Section 38 agreements.
With our new build team, you will get an impartial view of the legal status of the property, and in particular considerations like the home's subsequent resaleability and possible freehold acquisition traps.
London Conservation areas
When carrying out the conveyancing for a purchase in Greenford, a conveyancing solicitor will need to confirm if the home is in a conservation area in Greenford. If it is, the home could be affected by certain building controls. Referred to as Article 4 directions, these building controls can include restrictions on replacing roof tiles, general restrictions governing unsympathetic additions or modifications or restrictions on side or 2 storey extensions.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.
Your conveyancing solicitor will address whether your planned purchase is located one of Greenford's conservation areas.
Conveyancing - Selling a property in Greenford
The conveyancing process on a sale of a house or flat is simpler than for a property purchase. The buyer's conveyancer will have to go through thorough due diligence on the legal title of your home, whereas conveyancing solicitors in Greenford acting for the vendor effectively just replies to the solicitor's standard and additional enquiries.
What factors could threaten your sale?
Common hurdles, such as having previously suffered from a flood event or parking issues or disputes, could derail your home move if they are ignored.
Property specialists will usually recommend to vendors that they face any such problems head on and fix them.
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold flat is much more involved than it is for a freehold home.
Greenford conveyancing solicitors will also need to carry out additional work, which could include getting the latest service charge and ground rent statement, through to details of any slush fund for property maintenance.
Sellers are advised to contact a property lawyer as soon as possible to reduce the impact of any leasehold-caused problems.
What if Quittance is already acting for the other side?
SRA rules ban the same conveyancing solicitor from acting on both sides in a property sale. However, a CLC-regulated conveyancer, can act for both parties.
If you are buying or selling a house or flat in Greenford, and one of our conveyancing solicitors is carrying out the legal work for the other side, you could instruct a property solicitor firm in Greenford to carry out your legal work.
Local Greenford conveyancing solicitor directory
- Abm Solicitors, 418-420 Greenford Road, Greenford, London, London, UB6 9AH
- Bird & Lovibond, 44 The Broadway, Greenford, Middlesex, UB6 9PT
- Conway & Company Solicitors Limited, 299 Greenford Road, Greenford, Middlesex, UB6 8RE
- Edward De Silva & Co, 11 Greenford Avenue, Southall, Middlesex, UB1 2AA
Conveyancing - Remortgaging a property in Greenford
Although there are many reasons to remortgage, homeowners generally remortgage their home to secure a better rate of interest.
A good conveyancing solicitor in Greenford can reduce the remortgage processing time, meaning you move to your lower rate sooner. With possible rate rises on the horizon, fast conveyancing can be a critical factor in getting the mortgage rate you want.
So that they can make sure that the lender's interests are protected, the property lawyer will act for both you and your new lender.
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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