Updated: October 12, 2018

Lambeth conveyancing solicitor fees

No Move, No Fee conveyancing in Lambeth

Conveyancing solicitor fees are paid to conveyancing solicitors in Lambeth for the legal work for a home sale or purchase.

Are Lambeth conveyancing fees and costs fixed?

Some conveyancing solicitors in Lambeth work on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as identity verification checks or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Lambeth cost?

Conveyancing solicitor fees in Lambeth should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a historic mining search, may be needed and Local Authority Search fees can vary.

There are no hidden costs or nasty surprises with Quittance. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Lambeth

When carrying out the legal work for a property purchase, a Lambeth conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back to the buyer and the lender.

Once their enquiries are complete the solicitor will make recommendations and will offer pragmatic solutions and make sure that the title is registered in the name of the new buyer.

The content below provides advice to assist buyers searching for conveyancing solicitors in Lambeth.

Your Lambeth conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like the Buckinghamshire Building Society or a large lender such as Britannia, before instructing a conveyancing solicitor in Lambeth it is very important that you make sure that they are on the approved panel of your lender.

Your solicitor may be unable to act for your lender, because some mortgage lenders are only happy to work with a selected list (known as a 'panel') of legal firms that meet stringent standards.

In this case, the lender will probably need an alternative firm to act in their interests, and you will then have to cover this second lawyer's fees. This can frustrate or delay the process.

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

Quittance Conveyancing can perform the conveyancing for all lenders.

Lambeth Borough Council searches

Property searches are applied for by Lambeth conveyancing solicitors to identify problems that could compromise how much the property you are buying is worth.

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

Purchasers will be told if your chosen lender insists on any further searches, e.g. a Crossrail search or a disadvantaged area search.

The London Borough of Lambeth has an average processing time of 6 weeks for Local Authority searches, so quicker regulated searches will be recommended.

Planning issues

The buyer's conveyancing solicitor will also order official entries from the Land Registry, helping to identify any planning issues, such as limits on the development of the property or a difference between the agent's floorplan and the title plan.

London Borough of Lambeth Council Tax

London Borough of Lambeth calculate your council tax based on a number of criteria including the number of people living at the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance the occupier of a Valuation Band D property in the London Borough of Lambeth area would pay annual council tax of £1,386.

A conveyancing solicitor in Lambeth will inform the purchaser of the home's tax band once this is confirmed by the searches.

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 reduces the tax due to 75% which would equal £1,040.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch.

Band London Borough of Lambeth Tax (2018)
A £924
B £1,078
C £1,232
D £1,386
E £1,694
F £2,002
G £2,310
H £2,773
To challenge your banding contact:

Valuation Office Agency
Wingate House
93-107 Shaftesbury Avenue
London
W1D 5BU

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 saw a reduction.

Stamp Duty on Lambeth properties

If the purchase price of the residential property you intend to buy is over the £125k threshold, you must pay SDLT. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing's case management software are fully integrated with HM Revenue and Customs (HMRC)'s online tax return system.

The following table illustrates stamp duty examples for average properties in Lambeth:

  Average sale price (2017) SDLT
Average price £614,815 £20,740.75
Average price (detached) £1,203,070 £64,057.00
Average new build £673,078 £23,653.90

Stamp duty relief for first-time buyers in Lambeth

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000. If you are buying a second home for over £40,000 then you will have to pay a higher SDLT rate of 3%. So if a second home was bought for £614,815 then the stamp duty total will be £49,185.20.

Lambeth conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Lambeth

New build site

It is rarely a good idea to purchase a leasehold property without knowing what you are getting into. Numerous legal complications could be awaiting an uninformed buyer, including:

  • exponential ground rents
  • costly and undisclosed major works
  • unreasonable lease extension premiums
Severe consequences can result from an inexperienced conveyancing solicitor's misguided leasehold advice.

A experienced conveyancing solicitor in Lambeth will investigate aspects of the leasehold purchase, including :

  • reviewing the lease
  • managing agent or landlord enquiries
  • ground rents and service charges
  • onerous covenants
  • the implications of the remaining length of the lease

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Lambeth?

House being built

The average sale price of Lambeth new build properties is £598,083. 18 new build homes have been bought in Lambeth in 2018 so far.

A new-build conveyancing solicitor in Lambeth must be aware of Lambeth-specific considerations and new build's added complexities, like squaring developer incentives with lenders and checking planning conditions have been fulfilled.

Our conveyancing team specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

London Conservation areas

When carrying out the legal work for a home in Lambeth, a conveyancing solicitor will need to confirm if the home is in a conservation area in Lambeth. If it is, the house will be affected by certain conditions. These conditions, referred to as Article 4 Directions, may include a range of factors from restrictions on the removal of chimneys, to general restrictions governing unsympathetic additions or modifications.

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 was responsible for the changes.

Conservation areas in Lambeth include Poet's Corner, Sibella Road and Trinity Gardens. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Lambeth.

Conveyancing - Selling a property in Lambeth

The legal side of a house sale is much simpler than when purchasing. With a purchase, the onus is solely on the buyer to establish that the property they are purchasing is mortgageable and is (or can be) registered at the Land Registry.

Conversely, with a sale, conveyancing solicitors in Lambeth acting for the seller need only respond to enquiries made on behalf of the buyer.

What factors could threaten your sale?

Hurdles, like tree preservation orders, have the potential to delay your home move.

Generally speaking, you should tackle any such problems head on.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat is much more difficult in comparison with a freehold house.

Conveyancing solicitors in Lambeth will also carry out additional work, such as requesting the freeholder pack, through to a copy of the lease.

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

Can Quittance conveyancers act for the buyer and the vendor of the same property?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA rules prevent the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a property in Lambeth, and one of our conveyancing solicitors is carrying out the legal work for the other side, you could contact a property solicitor firm in Lambeth to carry out your legal work.

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Conveyancing - Remortgaging a property in Lambeth

Whilst homeowners consider remortgaging for a range of reasons, people will usually remortgage a home to secure a preferential rate.

An efficient conveyancing solicitor in Lambeth can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer conducting the legal work should also be able to act for your preferred lender. Our conveyancers are panel members of all major banks and building societies. So no matter whether you are moving to a variable-rate with the Royal Bank of Scotland or to a capped-rate mortgage with Virgin Money, Quittance can help.

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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