Award-winning No Move, No Fee conveyancing for Grove Park home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a property and need conveyancing solicitors in Grove Park, our No Sale, No Fee property lawyers can assist.
We offer 100% fixed conveyancing fees, and our focus on better communication between all parties means you will always be informed about how your move is progressing.
Our no move no fee promise means should your move not proceed, even if you decide to pull out, you won't incur any conveyancing solicitors' legal fees at all.
Grove Park's most communicative conveyancing service
Poor communication from the law firm can add yet more stress to a home move.
Regulators of Grove Park property lawyers are concerned with generally improving communication standards, and the consumer service charters of the CLC and the Law Society's CQS refer to better communication standards.
Nonetheless inadequate communication is one of the most common sources of complaints made to the Ombudsman.
Quittance Conveyancing's team of Grove Park conveyancing solicitors offer an exceptional property legal service. We deliver the information you need by phone, email and via online case management, 7 days a week:
- Best Grove Park conveyancing solicitors fees
- Award-winning case management technology
- Real-time case status notifications by your preferred contact method (including SMS, phone and email)
- Personal extension numbers for your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Grove Park conveyancing solicitor fees
No Move, No Fee conveyancing in Grove Park
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Grove Park for handling the legal work for your move.
Do Grove Park conveyancing solicitors work on a fixed fee basis?
Our conveyancers work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Grove Park who offer services on an hourly-rate basis. Your conveyancing quote sets out exactly what you will need to pay when your house or flat sale completes.
Are there any other costs?
You will have to pay any '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 bankruptcy checks or identity verification checks.
How much will the total Grove Park solicitor conveyancing fees be?
Conveyancing solicitor fees in Grove Park should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a commons registration search, may be necessary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are no unexpected costs or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Grove Park
When carrying out the conveyancing for a homebuyer, the Grove Park conveyancing solicitor will carry out due diligence on the title of the property and deliver their report on title to the purchaser.
The property lawyer will offer professional advice following their enquiries, help to fix or resolve any legal issues and register the title in the new owner's name.
The following section examines the types of residential property that may be of interest to homebuyers looking for conveyancing solicitors in Grove Park.
- Conveyancing solicitors in Croydon
- Conveyancing solicitors in Lewisham
- Conveyancing solicitors in South East London
- Conveyancing solicitors in London
Your Grove Park conveyancing solicitor must be lender-approved
Homebuyers have many lenders available, from a less common lender like Handelsbanken, to a large lender such as Santander. Before you select a Grove Park conveyancing solicitor, whoever you choose, you need to check that they can represent your mortgage lender.
Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders only accept a restricted group of legal firms that have achieved certain benchmarks.
In this case, the lender will probably require a different law firm to carry out the legal work, and you will then have to cover this alternative solicitor's costs. This can mean the process takes much longer.
Our conveyancing solicitors can carry out the legal work for all major and minor banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Lewisham Borough Council)
Searches will be applied for by Grove Park conveyancing solicitors in order to identify planning, development and environmental issues that could possibly affect how much your home is worth.
Mortgagees almost always need searches (as set out in the CML Handbook) to be purchased. These include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
You will be informed if your chosen lender wants any more searches, for example a more detailed flood report or a Forestry Commission search.
Homebuyers can expect to wait approximately 5 weeks for conveyancing searches ordered from the London Borough of Lewisham, so faster personal searches will be preferred.
Official Entries will also be sourced from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to identify any planning issues. These issues could include discrepancies between the property boundaries and the title plan or a restrictive covenant against certain alterations.
London Borough of Lewisham Council Tax
London Borough of Lewisham calculate your council tax based on a variety of factors including the number of occupants aged over 18 and the value of the home as determined by the VOA in 1991. The occupier of a property in Band C, for example, would owe annual council tax of £1,332.
A conveyancing solicitor in Grove Park will inform a buyer of the property's tax band as soon as they are made aware.
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 reduces the tax due to 75% which would equal £999.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable.
|Band||London Borough of Lewisham Tax (2018)|
Is your new home in the wrong band?
From April 2016 to March 2017, 50 council tax challenges were made, and 20 resulted in a reduction. To challenge your banding contact:
Valuation Office Agency
28 Elmfield Rd
Stamp Duty on Grove Park properties
With some exceptions, if you purchase a property over the £125k threshold you will have to pay Stamp Duty Land Tax. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.
Quittance use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.
See examples for typical London properties:
|Average selling price (2017)||Stamp Duty Land Tax|
|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 Grove Park
Since November 2017, first-time buyers only need to pay stamp duty on homes valued over £300k.
Conveyancing solicitors in Grove Park should confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Grove Park
Research suggests that in excess of 100,000 UK property owners have leases with unreasonable lease conditions. The many potential complications awaiting an uninformed purchaser can include:
- unreasonable managing agent fees
- ground rent multipliers
- excessive freehold premiums
If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Grove Park will address aspects of leasehold, including :
- reviewing the lease
- possible service charge shortfalls
- dealing with landlords
- external decorations
Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.
Buying a 'New Build' property in Grove Park?
Based on data collated by the HM Land Registry, 450 newly-constructed homes have been bought in Grove Park in 2018 so far. The average cost of Grove Park new build homes is £449,784.
A new-build conveyancing solicitor in Grove Park needs to be conscious of regional considerations and the extra complexities associated with new build, e.g. dealing with lender conditions, verifying rights of easements and registering ownership with warranty providers, including NHBC Buildmark, Building Zone and Build Assure.
Our award-winning team of conveyancers are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.
Conservation areas in London
If you are buying a property in one of Grove Park's conservation areas, the property must be compliant with any local conservation area building controls. These restrictions, called Article 4 Directions, could include:
- A prohibition on the removal of chimneys
- Restrictions on hard standings at the front of the property
- A prohibition on side or two-storey extensions
If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, 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 Grove Park.
Conveyancing - Selling a property in Grove Park
The conveyancing process on a sale of a house or flat is less demanding than for a purchase. The buyer's conveyancing solicitor has to carry out detailed due diligence into the property and its legal title, whilst conveyancing solicitors in Grove Park acting for the vendor merely collates information and answers the purchaser's enquiries .
How to reduce the risk of an abortive sale
Properties can be burdened by a range of possible complications (for example being a listed building with non-compliant alterations) that might stop a purchase in its tracks.
In most cases, you should face any such problems head on and fix them.
- Selling a Green Deal property? What you need to know
- Boundary disputes - what to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
Selling a leasehold property
The conveyancing process for a leasehold flat is a great deal more complex than for a freehold property.
The complex nature of leasehold property means that conveyancing solicitors in Grove Park must carry out additional legal work. This can involve obtaining all relevant freeholder information or a copy of any health and safety assessment for the common parts.
In order to resolve any leasehold issues faster, it is highly recommended that the seller instruct a lawyer as soon as the decision is made to sell.
Can your conveyancing solicitors act for the buyer and the seller of the same home?
Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a property sale. However, a conveyancer who is regulated by the CLC, can act for both sides.
If you are buying or selling a house or flat in Grove Park, and a Quittance conveyancer is acting for the other side, you could contact a property solicitor firm in Grove Park to carry out your legal work.0
Conveyancing - Remortgaging a property in Grove Park
The main reason people remortgage their home is to get a better interest rate. Other reasons to consider remortgaging include the current mortgage deal coming to an end, or extending the mortgage term.
Homeowners should be able to enjoy a lower rate sooner with a more efficient conveyancing solicitor in Grove Park, working to shorten the processing time of the legal work. With the future of interest rates unclear, fast conveyancing can be a critical factor in securing the rate you want.
The property lawyer handling the remortgage must also be able to act on behalf of the new mortgage lender. Our conveyancing team are on all major lenders' panels. So whether you are changing to a fixed-rate mortgage with the Nationwide Building Society or to a variable-rate mortgage with the Manchester Building Society, our remortgage specialists can help.
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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