Updated: October 12, 2018

Horley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Horley

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Horley for the legal work for a home sale or purchase.

Are Horley conveyancing fees and costs fixed?

Some conveyancing solicitors in Horley will work on a cost per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote sets out what you will pay when your house or flat sale completes.

What are disbursements?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

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 HMLR fees or ID checks.

See: Complete list of conveyancing fees

How much will conveyancing in Horley cost in total?

Horley conveyancing solicitor fees 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 a commons registration search, may be needed and council search fees will vary.

For a standard sale or purchase, the fees we quote are the fees you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Horley

In carrying out the conveyancing for a property buyer, a conveyancing solicitor in Horley will investigate the property's title and report back to the buyer and the lender.

The property lawyer will offer professional advice following their enquiries, help to fix or resolve any legal issues and ensure the title is transferred to the new owner.

This article examines elements of the buying process for conveyancing solicitors in Horley that warrant specialist knowledge.

Your Horley conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from the Monmouthshire Building Society, the Co-operative Bank or any other lender, before you select a conveyancing solicitor in Horley it is essential that you check that they are approved by your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some lenders only accept a select group (often referred to as a 'panel') of legal firms.

Under these circumstances, the lender will require an alternative law firm to act in their interests, and you will be expected to pay this second lawyer's fees. This can frustrate or delay the process.

The conveyancing process can be seriously delayed if you fail to confirm your property solicitor's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Reigate and Banstead Borough Council searches and other searches

Searches are carried out by Horley conveyancing solicitors to help to identify problems that might reduce how much your house or flat is worth.

Banks and building societies also need to see specific searches to be purchased. Required searches will include:

  • Local Authority search - includes the LLC1 and CON29 which includes Compulsory Purchase Orders (CPO)
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More pertinent searches, such as a Crossrail search or a commons registration search, may also be advised following the initial searches.

Reigate and Banstead Borough Council has a usual delivery time of 5 weeks for property searches. Your lawyer could instead use faster personal searches.

Planning permissions

Official Entries will also be sourced from HMLR by the conveyancing solicitor acting for the buyer. This will help to expose any issues. These issues could include right of access issues or discrepancies with the filed plan.

Reigate and Banstead Borough Council Council Tax

The amount of council tax a homeowner in Horley will pay to Reigate and Banstead Borough Council will depend on the property's value and the number of residents. For instance a residential property in the Reigate and Banstead Borough Council area in Tax Band E would pay £2,292 per annum.

A conveyancing solicitor in Horley will inform a purchaser of the property's tax band after this is confirmed by the searches.

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 £1,719.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where an inhabitant is an 18 year old for whom child benefit is payable. A house or flat built after 1991 is assessed and given a council tax band by the Valuation Office Agency (VOA).

Band Reigate and Banstead Borough Council Tax (2018)
A £1,250
B £1,458
C £1,667
D £1,875
E £2,292
F £2,708
G £3,125
H £3,750

Does anyone ever challenge their valuation?

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
First Floor
Warwick House
67 Station Rd
Redhill
RH1 1DL
Surrey

Stamp Duty on Horley properties

After a residential property sale has completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

A purchaser will usually need to pay stamp duty if the residential property they are buying is valued at over £125k.

Quittance Conveyancing's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See SDLT examples for properties in Surrey:

  Average selling price (February 2018) SDLT
Average price £539,843 £16,992.15
Average price (detached) £835,007 £31,750.35
Average new build £454,000 £12,700.00
Homeowners must pay a higher rate of SDLT when purchasing a second home. For example, if a homeowner bought a second home in Horley for the average price of £539,843 the SDLT would be £43,187.44.

Stamp duty relief for first-time buyers in Horley

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Horley should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Horley

New build site

Buying a leasehold house or flat is not as simple as buying a freehold property. Doubling ground rents, sinking fund issues and onerous covenants are but a few of the many potential difficulties awaiting the unsuspecting purchaser.

Misguided leasehold advice, from a lawyer who has only ever dealt with freehold purchase and sales, could have serious financial consequences.

A specialist conveyancing solicitor in Horley will consider possible leasehold issues, e.g. reviewing the lease itself (some leases are over 100 years old), managing agent practices and possible service charge shortfalls.

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

Buying a 'New Build' property in Horley?

Building site

93 newly-constructed homes have been bought in Horley in 2018 so far, based on data published by Her Majesty's Land Registry. The average cost of new build homes in Horley is £462,933.

A new-build conveyancing solicitor in Horley must be well-versed in Horley-specific considerations and new build's added complexities, such as confirming right of way over drains and sewers and checking new build mortgage procedures are followed.

Our highly qualified team of conveyancers are experts in helping the buyer get the best possible purchase terms and meeting short developer deadlines.

Conservation areas in Surrey

Whether you are planning to buy a character cottage or a Regency townhouse, if the home is in an officially designated conservation area, any planned alterations to the home might not be accepted by Reigate and Banstead Borough Council.

These conditions could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Horley.

Conveyancing - Selling a property in Horley

Conveyancing for a sale of a house or flat is less demanding than when buying. The buyer conducts detailed research on the home. In contrast, conveyancing solicitors in Horley acting for the vendor merely answers the buyer's questions.

What could put your home sale at risk?

Issues, like being situated on a flood plain, can actually frustrate a transaction.

In most cases, you should face any such problems head on and fix them.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold flat (leasehold houses are uncommon) is quite a lot more complicated than for a freehold property.

Conveyancing solicitors in Horley will also perform extra work, and this could include obtaining an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that the seller instruct a lawyer as soon as the decision is made to sell.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority (SRA) rules prevent the same solicitor from working on behalf of both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a Horley home, and a Quittance conveyancer is carrying out the legal work for the other side, you may wish to contact a law firm in Horley to carry out your legal work.

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Conveyancing - Remortgaging a property in Horley

People remortgage a home for a variety of reasons, for example fixing the mortgage on a new discounted rate, or consolidating loan repayments. By far the most common reason, however, is to get a lower interest rate.

Homeowners can benefit from a better rate earlier with a more efficient conveyancing solicitor in Horley. They will work to reduce the processing time of the conveyancing. With rate rises anticipated, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

Your property lawyer should also be able to act for your chosen mortgage lender. Quittance Conveyancing are on the panel for all major lenders. So whether you are changing to a lifetime tracker mortgage with the HSBC or to a variable-rate mortgage with the Market Harborough Building Society, we 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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