Award-winning No Move, No Fee conveyancing for Hammersmith home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance Conveyancing offer 100% fixed conveyancing fees, and our commitment to enhanced communication means you will never be uninformed about the progress of your move.
Whether you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Hammersmith, our specialist No Sale, No Fee property lawyers can assist.
If, for whatever reason, your home move does not complete our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
Hammersmith's most communicative conveyancing service
According to a Veyo survey, 1/3 of the respondents said they were not kept in the loop by the [solicitor].
Regulators of Hammersmith property solicitors are particularly focused on the industry communicating better, and the client charters of the Council for Licensed Conveyancers and the Conveyancing Quality Scheme (CQS) make explicit reference to the need to maintain a better standard of communication.
Despite attempts by regulators (including the SRA and CLC) to address the issue, according to a survey carried out by the Conveyancing Association, 43191 of property purchases abort due to inefficient communication.
Our Hammersmith conveyancing solicitors provide a first-rate conveyancing service. We give you the answers you need using your preferred method of communication, every day of the week:
- Cheapest Hammersmith conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Regular case updates via your chosen method (including SMS, phone and email)
- Easy-to-use and mobile-friendly case management technology
- Email address and DDI of your lawyer
Updated: October 12, 2018
Hammersmith conveyancing solicitor fees
No Move, No Fee conveyancing in Hammersmith
Conveyancing solicitor fees are paid your Hammersmith conveyancing solicitor for handling the legal work for your move.
Are Hammersmith conveyancing fees and costs fixed?
We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Hammersmith who will work on a fees per hour basis. Your conveyancing quote will explain what you will be charged when your sale or purchase completes.
Are there any other costs?
You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as leasehold information packs or bankruptcy checks.
How much will the total Hammersmith solicitor conveyancing fees be?
Conveyancing fees in Hammersmith should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, additional region-specific searches, such as utilities searches, may be needed and council search fees will vary.
For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Hammersmith
Hammersmith is the administrative centre of the London Borough of Hammersmith and Fulham. Historically, its proximity to the River Thames was a magnet for businesses including distilleries and sugar refineries, and Hammersmith remains one of West London's major employment centres.
With a vibrant cultural and theatre scene, Hammersmith also offers a wide choice of properties. Options include modern apartments, Georgian townhouses and riverside terrace houses, and the area is generally more affordable than neighbouring Fulham.
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Conveyancing for purchasers
Recent changes to the law mean that a seller should disclose defects or disputes to the buyer and the estate agent.
That said, it remains the responsibility of the conveyancing solicitor in Hammersmith to carry out due diligence on the property, deliver their report on title to the purchaser, assist in resolving any issues and confirm that the legal title passes to the new owner.
The following section offers advice to assist buyers who need conveyancing solicitors in Hammersmith.
Your Hammersmith conveyancing solicitor must be lender-approved
Whether your mortgage is with a large lender like TSB or a financial institution such as GE Money Home Lending, before you instruct a Hammersmith conveyancing solicitor it is essential that you check that they can act on behalf of your lender.
Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only accept a restricted group of legal firms.
If this is the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. Adding another solicitor to the process can delay the whole purchase.
Our solicitors are approved to act for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Hammersmith & Fulham Borough Council)
Property searches are enquiries made by Hammersmith conveyancing solicitors to identify information and potential issues affecting the property being purchased.
Lenders will also require conveyancing searches to be applied for. Required searches will include:
- Local Authority (LA) search - exposes issues like road schemes that could affect the property
- Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Chancel repair liability - describes the insurance to protect against any liability owed by Hammersmith properties for local parish repairs.
More pertinent searches, such as a highways authority search or an agricultural search, may also be advised in the standard search results.
The approximate turnaround time for Residential property searches provided by The London Borough of Hammersmith & Fulham is 4 weeks. As a result, regulated searches will be faster.
Ensuring planning permission is in place
Official Entries (or 'office copies') will also be sourced from HM Land Registry by the conveyancing solicitor acting for the purchaser. This will help to expose planning issues. These issues could include outbuildings lying outside the boundary or a restrictive covenant against certain alterations.
London Borough of Hammersmith & Fulham Council Tax
The amount of council tax a homeowner in Hammersmith will pay to London Borough of Hammersmith & Fulham will depend on the property's value and the number of residents. For instance a property in the London Borough of Hammersmith & Fulham area in Band B would pay £795 per annum.
Conveyancing solicitors in Hammersmith will inform a buyer of the home's tax band once they are themselves notified.
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 £596.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the property is a 'granny annexe'.
|Band||London Borough of Hammersmith & Fulham Tax (2018)|
Could I be overpaying council tax?
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
93-107 Shaftesbury Avenue
Stamp Duty on Hammersmith properties
With some exceptions, if you purchase a property over the £125,000 threshold you will have to pay SDLT. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.
HM Revenue & Customs rejections are avoided using the latest state-of-the-art case management system.
See table below for Stamp Duty Land Tax examples for properties in London:
|Average sale price (2018 to date)||Stamp Duty Land Tax|
|Average price (detached)||£711,410||£25,570.50|
|Average new build||£449,784||£12,489.20|
Stamp duty relief for first-time buyers in Hammersmith
Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Hammersmith bought a second home for the average price of £880,307 the SDLT would be £70,424.56.
Conveyancing solicitors in Hammersmith should ensure the right amount is calculated.
Buying a flat? Leasehold conveyancing in Hammersmith
Purchasing a leasehold property without being aware of the facts is risky. The many potential complications lying in wait for the unsuspecting buyer could include sub-letting restrictions and exponential ground rents.
A experienced conveyancing solicitor in Hammersmith will address aspects of leasehold, such as :
- reviewing the lease itself (many leases are decades old)
- possible service charge shortfalls
- managing agent or landlord enquiries
- reserve funds
Make sure that you are fully-informed regarding your planned purchase with our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Hammersmith?
The average cost of new build property in Hammersmith is £449,784, (source: HMLR). 450 new build houses and flats have been bought in Hammersmith in 2018 so far.
A new-build conveyancing solicitor in Hammersmith will need to be familiar with regional issues and the complications associated with new build, including verifying rights of access and squaring developer incentives with lenders.
Our new build team are specialists in helping the buyer get the best possible purchase terms and working to developer exchange timeframes.
Conservation areas in London
Whether you are buying a period country house or a Georgian town house, if the house is in an officially designated conservation area, any planned alterations to the house might not be permitted by London Borough of Hammersmith & Fulham.
Called Article 4 directions, these conditions may include:
- A prohibition on roof terraces
- Restrictions on the display of advertisements
- Restrictions on the erection of outbuildings
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Hammersmith.
Conveyancing - Selling a property in Hammersmith
The conveyancing process on a property sale usually requires less work than for a property purchase. The buyer's conveyancer needs to carry out detailed due diligence on the property and its legal title. In contrast, conveyancing solicitors in Hammersmith acting for the vendor just collates requested paperwork (e.g. warranties and certificates) and answers the buyer's questions .
What proactive steps can you take to give yourself the best chances of success?
Common issues, like excessive ground rent or having right or way issues (such as being landlocked), could threaten the sale process.
It is almost always a good idea for sellers to handle these issues without delay.
- The Essential Conveyancing Guide for Sellers in 2018
- Subsidence? What to do before selling your home
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
Selling a leasehold property
Conveyancing for a leasehold flat or house is significantly more technical compared to a freehold house.
The complexities of leasehold mean conveyancing solicitors in Hammersmith must carry out additional work, such as requesting all relevant freeholder information or details of any consents for alterations.
A seller should plan to instruct a solicitor as early as possible to reduce the impact of any leasehold-caused problems.
What if Quittance conveyancers are acting for the other side?
SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both sides.
You can contact a local Hammersmith conveyancing solicitor firm to carry out your legal work, if a Quittance solicitor is doing the legal work for the other side.
Local Hammersmith conveyancing solicitor directory
- Fexco, 15 Galena Road, Hammersmith, London, W6 0LT
- Hubbard Pegman & Whitney LLP, 7 King Street Cloisters, Clifton Walk, King Street, Hammersmith, London, W6 0GY
- Owen White & Catlin LLP, 174 King Street, Hammersmith, London, W6 0RA
- Charles Gregory Solicitors Limited, 2 Hammersmith Broadway, Hammersmith, London, W6 7AL
- Myers Fletcher & Gordon, 15 Cambridge Court, 210 Shepherds Bush Road, Hammersmith, London, W6 7NJ
Conveyancing - Remortgaging a property in Hammersmith
The most common reason homeowners remortgage a home is to get a lower interest rate. There are any number of other reasons to consider remortgaging, such as releasing equity, or fixing the mortgage on a new discounted rate.
Homeowners will typically be able to benefit from a lower rate faster by using a more proactive conveyancing solicitor in Hammersmith, shortening the time the conveyancing takes. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.
The property lawyer will represent both you and your new bank or building society to make sure that the new interest in the property is registered correctly and the parties' interests are protected.
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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