Award-winning No Move, No Fee conveyancing for Lee home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's expert property lawyers deliver a specialist No Sale, No Fee service to home buyers and sellers looking for conveyancing solicitors in Lee and across London.
Quittance believe that proactive communication is the key to a stress free move and our guaranteed fixed conveyancing fees service means no nasty suprises.
Our no move no fee guarantee means that if, for whatever reason, your move does not go ahead, you won't incur any conveyancing solicitors' legal fees at all.
Lee's most communicative conveyancing service
Inadequate conveyancing firm communication is one of the more stress-inducing parts of the home moving process.
The Law Society's 'Conveyancing Quality Scheme' client service charter is very focussed on property solicitors improving conveyancing solicitor communication.
Even so, according to a survey carried out by the Conveyancing Association, around a quarter of property transactions fall through due to delays caused by inadequate communication.
Keeping you in the loop
Our Lee conveyancing solicitors aim to deliver a dedicated and proactive property legal service wherever you are, using the contact method of your choice:
- Lowest Lee conveyancing solicitor fees
- Stay in control of your case via smartphone, tablet and PC
- Handy, mobile-friendly technology to track your case
- Email address and direct line of your conveyancing lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Lee conveyancing solicitor fees
No Move, No Fee conveyancing in Lee
Conveyancing solicitor fees will be paid your Lee conveyancing solicitor for the legal work involved in moving home.
Are Lee conveyancing fees and costs fixed?
Some conveyancing solicitors in Lee will work on a cost per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will set out all fees and other costs you will be charged when your house or flat sale completes.
Are there any other costs in addition to conveyancing fees?
You will need to budget for 'disbursements', in addition to the legal fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like bankruptcy checks or ID checks.
How much will conveyancing in Lee cost in total?
Lee conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a mining search, may be necessary and Local Authority Search fees can vary.
With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Lee
When carrying out the legal work for the purchase of a house or flat, the conveyancing solicitor in Lee will investigate the property's title and feed the results of their enquiries back to the buyer.
The buyer's solicitor will offer suggestions and advice following their enquiries, deal with any legal issues and ensure the title is transferred to the new owner.
The following examines the property types which may involve extra hazards for buyers who need conveyancing solicitors in Lee.
- Conveyancing solicitors in Croydon
- Conveyancing solicitors in Lewisham
- Conveyancing solicitors in South East London
- Conveyancing solicitors in London
Your Lee conveyancing solicitor must be lender-approved
Whether your mortgage is with a major lender like TSB or a less common mortgage lender such as Fleet Mortgages, before appointing a Lee conveyancing solicitor it is very important that you make sure that they are on the approved panel of your mortgage lender.
Most mortgage lenders are only happy to work with a restricted group of solicitors or licensed conveyancers that meet stringent criteria. If a conveyancer is unable to act for your mortgage lender, the lender will likely need a different solicitor firm to complete the legal work.
The borrower will then have to cover this second solicitor's fees and the conveyancing process could take much longer.
Our solicitors are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Lewisham Borough Council searches and other searches
Searches are carried out by Lee conveyancing solicitors to help to identify problems that could possibly impact how much your house or flat will be worth.
Searches are carried out primarily to satisfy mortgage conditions, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
More specific searches, such as an HS2 search or a more detailed plan search, may also be advised depending on the contents of the standard searches.
The average turnaround time for LA searches ordered from the London Borough of Lewisham is 5 weeks, so quicker regulated searches will be advisable.
Checking planning status
The buyer's conveyancing solicitor will get an 'Official Copy of the Title Register' from HMLR. This will help to reveal any planning issues. Examples of these include outbuildings lying outside the boundary or the breach of a restrictive covenant.
London Borough of Lewisham Council Tax
Council tax is calculated by London Borough of Lewisham on property value and the number of people living in the property. For instance for an average Valuation Band B home in Lee, the council tax would be £1,165.
Conveyancing solicitors in Lee will inform a purchaser of the home's council tax band once they are themselves 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 £874.
Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or where the property is occupied solely by students. The Valuation Office Agency (VOA) assess council tax bandings for new build homes, and where the owner has requested a revaluation.
|Band||London Borough of Lewisham Tax (2018)|
Are you paying more than you should?To appeal contact:
Valuation Office Agency
28 Elmfield Rd
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.
Stamp Duty on Lee properties
Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.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.
Quittance Conveyancing's case management system ensures that the complicated SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
The following table illustrates stamp duty examples for average properties in London:
|Average selling price (February 2018)||Stamp Duty Land Tax|
|Average price (detached)||£1,973,730||£150,597.60|
|Average new build||£64,786||£0.00|
Stamp duty relief for first-time buyers in Lee
Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.
Conveyancing solicitors in Lee will ensure an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Lee
Purchasing a leasehold home if you are unaware of the implications can be risky. Exponential ground rents, reversionary interests and onerous covenants are but a few of the frequent complications lying in wait for an uninformed purchaser.
A good conveyancing solicitor in Lee will consider possible leasehold issues, such as :
- reviewing the lease itself (some leases are over 100 years old)
- managing agent practices
- service charges, ground rents and buildings insurance arrangements
- complaints from neighbours
- block management regulations that sit outside the lease
Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.
Buying a 'New Build' property in Lee?
The average price for Lee new build property is £449,784. 450 new build homes have been bought in Lee in 2018 so far.
A new-build conveyancing solicitor in Lee must be well-versed in Lee-specific factors and new build-specific issues, such as liaising with the builder's onsite sales team and investigating issues with drains and roads that serve the property.
Our highly qualified conveyancing team are experts in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.
London Conservation areas
Whether you are planning to buy a thatched cottage or a period townhouse, if the house is in a conservation area, your plans to develop the house may not be permitted by London Borough of Lewisham.
Referred to as Article 4 directions, these conditions could include:
- A prohibition on roof terraces
- 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 where the alterations were made by the previous owner.
Your conveyancing solicitor will address whether your planned purchase is located one of Lee's conservation areas.
Conveyancing - Selling a property in Lee
The legal side of a house sale is less demanding than for a property purchase. With a property purchase, caveat-emptor' means that the onus is solely on the buyer to verify that the home they are buying does not have any legal issues.
When selling, conveyancing solicitors in Lee acting for the vendor for the most part just answer questions set by the buyer's conveyancing solicitor.
What factors could threaten your sale?
Homes will often come with a series of possible complications (for example a dispute with a neighbour) which may delay the conveyancing process.
It is better not to hide from the issue, trusting that the issue won't be discovered - get advice instead, face the issues head on, and find a solution at the earliest stage.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more helpful advice for sellers here.
Selling a leasehold property
Conveyancing for a leasehold flat is quite a lot more difficult than for a freehold house.
Lee conveyancing solicitors will also need to carry out additional work, such as collating the latest service charge and ground rent statement, through to details of the length of leases of other flats in the block.
To accelerate the handling of the leasehold work, it is recommended that you instruct a leasehold-specialist conveyancer as soon as possible.
Can your conveyancing solicitors act for both the buyer and the seller in one transaction?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.
If you are buying or selling a Lee home, and we are acting for the other side, you could instruct a property solicitor firm in Lee to carry out your legal work.0
Conveyancing - Remortgaging a property in Lee
Securing a better rate is usually the main reason why homeowners opt to remortgage. There are other reasons, including releasing funds to help kids get on the property ladder, or switching from interest-only to repayment.
You can appreciate the benefits of a better rate earlier with a more efficient conveyancing solicitor in Lee, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting on to the rate you want.
A property lawyer will represent both you and the mortgage lender to certify the change of lender is recorded at the Land Registry and the lender's interests are safeguarded.
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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