Updated: October 12, 2018

Hayes conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hayes

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Hayes for handling the legal work for your move.

How are Hayes conveyancing fees calculated?

Some conveyancing solicitors in Hayes offer services on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden fees. Your conveyancing quote sets out exactly what you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as leasehold information packs or Stamp Duty Land Tax.

See: Complete list of conveyancing fees

How much will the total Hayes solicitor conveyancing fees be?

Hayes conveyancing solicitor fees will not vary. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, such as a historic mining search, may be necessary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. 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 Hayes

As a key part of the conveyancing for the purchase of a house or flat, the Hayes conveyancing solicitor will carry out due diligence on the tenure and investigate the property's title and feed the results of their enquiries back to the buyer.

The buyer's solicitor will make recommendations after making their enquiries, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

This article considers those areas of the buying process for conveyancing solicitors in Hayes where specialist conveyancing skills may be crucial.

Your Hayes conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Hayes, it is vital that you check that they are approved by your mortgage lender, whether you are obtaining a mortgage from Topaz Finance, Britannia or any other lender.

A lot of lenders are only prepared to work with a restricted panel of solicitors or licensed conveyancers that pass strict standards. If your conveyancer cannot act for your mortgage lender, the lender will need an alternative solicitor firm to act in their interests.

The buyer will be expected to pay this alternate lawyer's fees, and the conveyancing process can take much longer.

Your purchase could be jeopardised by failing to confirm your solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all banks and other lenders.

Property Searches (Hillingdon Borough Council)

Searches are applied for by Hayes conveyancing solicitors to help to identify any broader issues that might affect the value of your property.

Lenders typically also require searches (as set out in the CML Handbook) to be obtained. Required searches will include:

  • Local Authority search - exposes issues like road schemes that could affect the property
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Purchasers will be told if your lender insists on any further searches, such as a highways search or an agricultural search.

The London Borough of Hillingdon has an estimated turnaround time of 8 weeks for conveyancing searches, so your lawyer will advise using faster personal searches.

Planning searches

The buyer's conveyancing solicitor will apply for an 'Official Copy of the Title Register' from HM Land Registry, helping to identify any potential issues. These issues could include right of access issues or discrepancies between the property boundaries and the title plan.

London Borough of Hillingdon Council Tax

The council tax paid by a homeowner is based on various factors e.g. the square footage of the property and the value of the property. The occupier of a property in Band B, for example, would owe annual council tax of £1,094.

Hayes conveyancing solicitors will inform a buyer of the property's band as soon as they are 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 £821.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is left empty by someone receiving medical treatment. The Valuation Office Agency (VOA) assess bandings for newly-constructed property, and where the owner has requested a revaluation.

Band London Borough of Hillingdon Tax (2018)
A £938
B £1,094
C £1,251
D £1,407
E £1,720
F £2,033
G £2,345
H £2,814

Can I challenge my valuation?

In the 2016/17 financial year, 30 council tax challenges were made. 0 saw a reduction. To challenge your banding contact:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Harrow
HA1 1BH

Stamp Duty on Hayes properties

The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

SDLT will almost always need to be paid if the home being purchased is valued at over £125,000.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates SDLT examples for typical properties in Hayes:

  Average selling price (2017) Stamp Duty Land Tax
Average price £360,609 £8,030.45
Average price (detached) £516,666 £15,833.30
Average new build £78,750 £0.00

Stamp duty relief for first-time buyers in Hayes

In 11/17, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Therefore, if a homeowner in Hayes bought a second property for the average price of £360,609 the SDLT would be £28,848.72.

Conveyancing solicitors in Hayes will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Hayes

New build site

The risks of buying a leasehold property remain of serious concern. There are numerous technical issues that could be awaiting the unsuspecting buyer, including:

  • overpriced managing agent packs
  • absent freeholders
  • onerous clauses in the lease
  • doubling ground rents
Serious financial ramifications can result from an inexperienced property lawyer's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Hayes will consider possible leasehold issues, e.g. landlord/tenant disputes, service charges and reviewing the lease itself (many leases are decades old).

Our leasehold conveyancing solicitor team will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Hayes?

House under construction

According to data gathered by the HM Land Registry, the average cost of Hayes new builds is £78,750. 1 brand new homes were purchased in Hayes last year.

A new-build conveyancing solicitor in Hayes will need to be aware of Hayes-specific issues and the added complexities of new build, including administering Help to Buy purchases and handling structural guarantees.

Our specialist team of new build conveyancers deliver an impartial appraisal of the property's legal status, with close attention paid to concerns ranging from the home's future marketability to possible freehold acquisition traps.

London Conservation areas

When carrying out the conveyancing for a purchase in Hayes, a conveyancing solicitor will need to confirm if the house is in a conservation area in Hayes. If it is, the property is affected by conditions. These conditions, referred to as Article 4 Directions, can include:

  • Restrictions on painting external walls
  • 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 conveyancing solicitor will confirm whether the property you are buying is located in one of Hayes's conservation areas.

Conveyancing - Selling a property in Hayes

The conveyancing process on a sale of a house or flat is simpler than when buying. The buyer's solicitor has to carry out a thorough investigation into the property, whereas conveyancing solicitors in Hayes acting for the vendor effectively just collates information and answers the buyer's questions .

What could put the conveyancing process at risk?

Common issues, like parking issues or disputes or not being insurable, can potentially delay the conveyancing process.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues - a better course of action will be to speak to an expert, square up to the issue(s), and find a solution ASAP.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is quite a lot more involved compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Hayes will need to conduct additional legal work, and this could include sourcing the latest service charge and ground rent statement or a copy of any health and safety assessment for the common parts.

To accelerate the handling of the leasehold work, it is recommended that the seller instructs a property lawyer with leasehold experience as soon as possible.

Can your conveyancing solicitors act for the buyer and the vendor in a single transaction?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a house sale.

You may wish to contact a law firm in Hayes to undertake your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Hayes

Homeowners remortgage a home for all sorts of reasons, such as consolidating debts, or switching from interest-only to repayment. The main reason, however, is to secure a preferential rate.

Homeowners would typically benefit from a lower rate faster by using a more proactive conveyancing solicitor in Hayes, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in securing the rate you want.

It is important that the property lawyer carrying out the remortgage can act on behalf of the new mortgage lender. Our conveyancing team are panel members of all major banks and building societies, so whether you are changing to a 100% mortgage with Birmingham Midshires or to a variable-rate mortgage with the Barnsley Building Society, our remortgage team can assist.

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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