Updated: October 12, 2018

Ilford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ilford

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Ilford for the legal work associated with buying or selling a property.

Are Ilford conveyancing fees and costs fixed?

Some conveyancing solicitors in Ilford will work on an hourly rate, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no nasty surprises in the small print. Your conveyancing quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as office copies or HMLR fees.

See: A guide to all conveyancing fees

How much will conveyancing in Ilford cost in total?

Ilford conveyancing solicitor fees will not vary. However, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ilford

Historically a small settlement in Essex, Ilford's position on the London to Colchester road meant it developed as a coaching town. It is now the administrative centre of the London Borough of Redbridge.

Currently one of the most affordable areas of London, the arrival of Crossrail and redevelopment of Ilford station last year has positively affected property prices, with price rises of over 30% in the last 5 years. This growth will likely continue when through services to London commence in December 2019.

Conveyancing for buyers

As a key part of the legal work for a home purchase, the conveyancing solicitor in Ilford will carry out due diligence on the tenure and investigate the property's title and deliver their report on title to the purchaser.

Once their enquiries are complete the conveyancer will offer suggestions and advice and will solve outstanding issues and register the title in the new owner's name.

The content below discusses elements of the buying process for conveyancing solicitors in Ilford where additional expertise is useful.

Your Ilford conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from Lloyds Bank, Whistletree or any other lender, before you select a Ilford conveyancing solicitor it is paramount that you confirm that they are on the approved solicitor panel of your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some lenders will only accept a restricted group of solicitors or licensed conveyancers.

In this case, the lender will probably need a second solicitor firm to act in their interests, and you will then have to cover this alternative solicitor's costs. Resulting delays can jeopardise the whole purchase.

Your purchase could be threatened by failing to confirm your conveyancer's lender panel status.

Our solicitors can act for all mortgage lenders.

Redbridge Borough Council searches

Property searches are enquiries made of various authorities by Ilford conveyancing solicitors to provide information about the property being purchased. They include:

Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Chancel repair liabilitysome Ilford property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

You will be told if your chosen lender requires any more searches, for example a more detailed flood report or an energy search.

Buyers should expect to wait approximately 7 weeks for Local Authority searches provided by The London Borough of Redbridge. Your conveyancer will recommend using a faster search agent.

Checking planning status

Office copies will also be obtained from HM Land Registry by the buyer's conveyancing solicitor. This helps to find any issues. These issues could include limits on the development of the property or outbuildings lying outside the boundary.

London Borough of Redbridge Council Tax

Council tax is calculated by London Borough of Redbridge on property value and the number of people living in the property. The occupier of a property in Band C, for example, would owe annual council tax of £1,378.

A conveyancing solicitor in Ilford will inform a purchaser of the home's council 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 £1,033.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch.

Band London Borough of Redbridge Tax (2018)
A £1,033
B £1,206
C £1,378
D £1,550
E £1,894
F £2,239
G £2,583
H £3,100

Can I challenge the council tax banding?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made. 10 were upheld and refunds awarded. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
10th Floor
Crown House
Linton Rd
IG11 8HJ

Stamp Duty on Ilford properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

If you are buying a home in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k.

Our post-completion conveyancing team use integrated conveyancing case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

The following table illustrates Stamp Duty Land Tax examples for properties in Ilford:

  Average selling price (February 2018) SDLT
Average price £452,100 £12,605.00
Average price (detached) - -
Average new build £57,500 £0.00

Stamp duty relief for first-time buyers in Ilford

Relief is available on home purchases below £300,000 for first-time buyers. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. E.g. if a second property was bought for £452,100 then the stamp duty including the surcharge would be £36,168.00. .

Conveyancing solicitors in Ilford should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Ilford

New build site

The drawbacks associated with buying a leasehold house or flat in the UK are well established. Doubling ground rents, marriage value issues and unpaid service charges by the existing leaseholder are among the many traps awaiting the unsuspecting buyer.

Erroneous leasehold advice, from a solicitor with limited leasehold experience, could lead to serious consequences.

A good conveyancing solicitor in Ilford will consider potential leasehold issues, including :

  • reviewing the lease itself
  • managing agent or landlord enquiries
  • current-year service charge estimates
  • reserve funds

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Ilford?

New build site

9 new build houses and flats have been bought in Ilford in 2018 so far, according to data compiled by HM Land Registry. The average price for new builds in Ilford is £55,185.

The legal side of purchasing a new build home is frequently more involved than other types of conveyancing. Therefore a Ilford conveyancing solicitor should be mindful of local considerations and should check a range of issues, like handling reservation fees and confirming Section 38 agreements.

Our new build team specialise in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas

If you are buying a property in one of Ilford's conservation areas, the property will need to meet any conservation area conditions. Referred to as Article 4 directions, these conditions can include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits on side or two-storey extensions

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.

Your conveyancing solicitor will address whether your planned purchase is located one of Ilford's conservation areas.

Conveyancing - Selling a property in Ilford

The conveyancing process on a sale of a house or flat is more straightforward than for a property purchase. With a property purchase, the obligation lies entirely with the buyer to ensure that the legal title of the property is legally sound.

Conversely, with a sale, conveyancing solicitors in Ilford acting for the vendor need only answer the buyer's solicitor's questions.

What could put your sale at risk?

Obstacles, like not being connected to the main sewers, can potentially jeopardise your home move if left unresolved.

Don't shy away from finding a solution, waiting to see if the problem is discovered, instead get legal advice, face the issues head on, and find a solution at the earliest stage.

Further reading:

Read more sale conveyancing articles here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is significantly more specialised than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Ilford will need to conduct additional tasks, for example requesting all relevant freeholder information or a common parts fire risk assessment.

It is highly recommended that you instruct a leasehold-specialist lawyer as soon as possible to help contain and resolve any delays.

Can Quittance conveyancers act for both sides?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale and purchase.

You may wish to contact a law firm in Ilford to undertake your legal work, if one of our conveyancing solicitors is acting for the other side.


Conveyancing - Remortgaging a property in Ilford

Although there are many reasons to remortgage, homeowners will usually remortgage their home to get a more affordable interest rate.

Homeowners can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Ilford, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a key consideration when getting on to the rate you want.

The property lawyer conducting the legal work should also be able to act for the new lender. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are switching to a 95% mortgage with RBS or to a variable-rate mortgage with the Harpenden 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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