Updated: October 12, 2018

Kenley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Kenley

Conveyancing solicitor fees are the costs you pay your Kenley conveyancing solicitor for the legal work involved in moving home.

Do Kenley conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Kenley carry out the legal work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote explains what you will pay when your house or flat sale completes.

Are there any other costs?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as office copies and title plans or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Kenley cost in total?

Kenley conveyancing solicitor fees will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority Search fees can vary.

With Quittance, there are no hidden fees or nasty surprises. For a standard conveyancing transaction, what we quote is the fee you pay. 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 Kenley

The legal work for a homebuyer will require a Kenley conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. missing easements) to issues impacting on the future saleability of the home.

The purchaser's solicitor will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), deal with any legal problems and register the new owner's title at the Land Registry.

This section examines the types of residential property which may involve extra hazards for buyers who want conveyancing solicitors in Kenley.

Your Kenley conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from TSB, Secure Trust or any other lender, before you select a conveyancing solicitor in Kenley it is very important that you make sure that they can act in the interests of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only work with a selected list (known as a 'panel') of law firms.

Should this be the case, the lender will require a different solicitor firm to complete the legal work, and you will be expected to pay this second lawyer's costs. This can frustrate or delay the process.

Neglecting to check the lender panel membership of your solicitor could result in serious delays.

Quittance Conveyancing are on the panel of all mortgage providers.

Property Searches (Croydon Borough Council)

Searches are enquiries made by Kenley conveyancing solicitors to provide information about your planned purchase.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Your conveyancer will tell you if your lender requires any additional searches, for example a highways search or a more detailed plan search.

Purchasers can expect a lead time of roughly 6 weeks for Residential property searches obtained from the London Borough of Croydon. In these circumstances, faster personal searches will be advisable.

Planning issues

The buyer's conveyancing solicitor will request office copies from HMLR. This will help to expose planning issues, for example a restrictive covenant against certain alterations or errors on the title plan.

London Borough of Croydon Council Tax

London Borough of Croydon calculate council tax on Kenley homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a home in the London Borough of Croydon area in Band E would pay £2,001 per annum.

A conveyancing solicitor in Kenley will inform a purchaser of the home's tax band once 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 £1,501.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the resident is living in long term residential care. The Valuation Office Agency (VOA) calculate council tax bands for new homes, and where the owner has requested a revaluation.

Band London Borough of Croydon Tax (2018)
A £1,091
B £1,273
C £1,455
D £1,637
E £2,001
F £2,365
G £2,728
H £3,274

Are you paying too much?

To challenge your banding contact:

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

A property owner can also apply for their property to be reassessed. The band could be revised up as well as down.

Stamp Duty on Kenley properties

When buying a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125k. Given the complexity of the SDLT1 tax return form, only the brave would attempt to complete and file this with Her Majesty's Revenue and Customs (HMRC) without a conveyancing solicitor's help.

Quittance Conveyancing ensure that the complex SDLT1 form is completed accurately and without delay.

See examples for average local properties:

  Average sale price (2017) SDLT
Average price £530,270 £16,513.50
Average price (detached) £814,619 £30,730.95
Average new build £397,742 £9,887.10

Stamp duty relief for first-time buyers in Kenley

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Kenley for the average price of £530,270 the SDLT would be £42,421.60.

Conveyancing solicitors in Kenley will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Kenley

New build site

It is thought that over 100,000 UK property owners have property leases with unreasonable lease conditions. There are many legal issues that may be lying in wait for the unsuspecting purchaser, such as absent freeholders and spiralling ground rents.

Erroneous leasehold advice, from a property lawyer who has only ever handled freehold purchase and sales, can have serious consequences.

If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Kenley will address aspects of leasehold, including service charges, ground rents and buildings insurance arrangements, unexpired lease terms and absent freeholders.

Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Kenley?

House being built

According to data gathered by HMLR, 16 newly-constructed homes were purchased in Kenley last year. The average value of Kenley new build homes is £397,742.

The legal work for buying a new build property is more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Kenley must be aware of local Kenley factors and needs to check a range of issues, such as checking the suitability of new build insurance and verifying rights of easements.

Quittance Conveyancing deliver an independent assessment of the legal title of the house or flat, looking out for factors like the home's future resaleability and sharply increasing ground rent and service charges (where applicable).

London Conservation areas

If you are intending to purchase a home in one of Kenley's conservation areas, the property will need to meet any conservation area constraints. Referred to as Article 4 directions, these constraints may include possible restrictions on solar panel positioning, restrictions on the use of cladding or restrictions on side or 2 storey extensions.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, 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 Kenley.

Conveyancing - Selling a property in Kenley

Conveyancing for a sale of a home is less difficult than for a purchase. During the sale of a house or flat, the principle of 'buyer beware' means that the onus is on the buyer to determine whether the property is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in Kenley acting for the existing owner need only respond to the purchaser's enquiries.

Why do sales fall through?

A house or flat can face a series of problems (e.g. a problem with the roof) that can threaten a transaction.

Property experts will usually suggest that vendors face these issues head on and fix them.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold

The legal work for a leasehold flat is a great deal more time-consuming than for a freehold house.

Conveyancing solicitors in Kenley will also carry out additional work. This can involve asking for the last 3 years' service charge accounts, through to a copy of the service charge budget for the current year.

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that the vendor contact a property lawyer as early as possible.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, SRA regulations prevent the same solicitor from acting on both sides in a property sale.

You could instruct a property solicitor firm in Kenley to carry out your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Kenley

Securing a lower interest rate is primarily why people change lenders. There are other reasons, such as moving from a tracker to a fixed-rate, or releasing funds to help pay for home improvements.

You should be able to enjoy a lower rate sooner by using a more proactive conveyancing solicitor in Kenley, working to reduce the processing time of the legal work. With the future of interest rates unclear, fast conveyancing can be a crucial factor in securing your preferred rate.

It is crucial that the property lawyer carrying out the remortgage can also represent your preferred mortgage lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are changing to a 100% mortgage with the Co-operative Bank or to a capped-rate mortgage with the Swansea 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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