Award-winning No Move, No Fee conveyancing for Mitcham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With 100% fixed conveyancing fees and a focus on enhanced communication, we understand how to help you move more efficiently.
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Mitcham, our specialist No Sale, No Fee property lawyers can help.
Our no sale no fee guarantee means should your move not proceed, you will not have to pay any conveyancing solicitors' legal fees.
Mitcham's most communicative conveyancing service
According to a poll carried out by the Law Society, one in two of the people asked suggested that poor communication was responsible for delays in their home move.
Regulators of Mitcham conveyancing solicitors are particularly concerned with promoting proactive communication, and the service level directives of the CLC and the Law Society's 'Conveyancing Quality Scheme' make pointed reference to communication standards.
Despite attempts by regulators to address the issue, inefficient communication is one of the most common sources of complaints made against solicitors.
Our Mitcham conveyancing solicitors aim to deliver a proactive and informative property legal service by email, phone and via our case management app, 7 days a week:
- Cheapest Mitcham conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Your dedicated lawyer's DDI and email address
- State of the art case management technology
- Frequent case updates by smartphone, tablet and PC
Updated: October 12, 2018
Mitcham conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Mitcham
Conveyancing solicitor fees are the costs you pay to your Mitcham conveyancing solicitor for the legal work involved in moving home.
Are Mitcham conveyancing fees and costs fixed?
Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Mitcham who offer services on a fees per hour basis. Your conveyancing quote explains what fees you will need to pay when your house or flat sale completes.
Are there any other costs in addition to conveyancing fees?
In addition to the legal 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 Stamp Duty Land Tax (SDLT).
How much will the total conveyancing fees in Mitcham cost?
Though conveyancing fees in Mitcham will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, such as a Coal Authority search, may be necessary.
For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Mitcham
Caveat emptor (buyer beware), was a fundamental principle of English property law. This maxim no longer applies, however, it is still the duty of a buyer's solicitor to undertake due diligence on the property to be purchased.
The conveyancing solicitor in Mitcham will give advice following their enquiries, deal with any legal issues and make sure that the title is registered in the name of the new buyer.
This section considers those residential property types which may involve additional risk for buyers who want conveyancing solicitors in Mitcham.
- Conveyancing solicitors in Carshalton
- Conveyancing solicitors in Merton
- Conveyancing solicitors in Morden
- Conveyancing solicitors in Purley
- Conveyancing solicitors in Sutton
- Conveyancing solicitors in South London
- Conveyancing solicitors in London
Your Mitcham conveyancing solicitor must be lender-approved
Whether you are getting a mortgage from Ahli United Bank, the HSBC or any other lender, before appointing a Mitcham conveyancing solicitor it is paramount that you confirm that they are on the approved panel of your chosen lender.
Your conveyancer may be unable to act for your chosen lender, because some banks and building societies will only accept a select group (often referred to as a 'panel') of legal firms.
Under these circumstances, the lender will probably require a different solicitor firm to complete the legal work, and you will usually need to pay this alternative solicitor's costs. This can mean the process takes much longer.
Our solicitors can 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
Searches (Merton Borough Council)
Residential property searches are enquiries made of government bodies by Mitcham conveyancing solicitors to identify information and potential issues affecting the property being purchased. They include:
|Local Authority (LA) search||covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.|
|Environmental search||shows whether the surrounding environment is suitable for the purchaser|
|Drainage & Water search||covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
Your lawyer will make you aware if your mortgage lender needs any more searches, e.g. a more detailed flood report or a more detailed environmental report.
The average turnaround time for conveyancing searches obtained from the London Borough of Merton is 7 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
The buyer's conveyancing solicitor will request the Title Register from the Land Registry, helping to evidence any issues, such as discrepancies with the filed plan or right of access issues.
London Borough of Merton Council Tax
The amount of council tax a homeowner in Mitcham will pay to London Borough of Merton will depend on the property's value and the number of residents. For instance the occupier of a Valuation Band B home in the London Borough of Merton area would pay annual council tax of £1,142.
Conveyancing solicitors in Mitcham will inform a buyer of the home's tax band as soon as they are notified.
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 £856.
Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or if you are a live in carer looking after someone who isn't a spouse or relative.
|Band||London Borough of Merton Tax (2018)|
Valuation Office Agency
1 Francis Grove
In 2016/17, 20 council tax challenges were made, and 10 were upheld and refunds awarded.
Stamp Duty on Mitcham properties
SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home.
Quittance Conveyancing's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
See SDLT examples for properties in Mitcham:
|Average sale price (2017)||SDLT|
|Average price (detached)||£552,625||£17,631.25|
|Average new build||£333,178||£6,658.90|
Stamp duty relief for first-time buyers in Mitcham
Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000. Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not rented out. E.g. if a second home was bought for £356,568 then the stamp duty including the surcharge would be £28,525.44. .
Conveyancing solicitors in Mitcham should confirm the correct calculation is made.
Buying a flat? Leasehold conveyancing in Mitcham
Buying a leasehold property if you don't know what you are getting into is risky. There are numerous technical issues that could be awaiting the unsuspecting buyer, including unreasonable ground rents, unreasonable lease extension premiums and costly and undisclosed major works.
A good conveyancing solicitor in Mitcham will investigate aspects of the leasehold purchase, for example :
- reviewing the lease itself (some documents can be centuries old)
- service charges
- managing agent or landlord enquiries
- onerous restrictions
- landlord/tenant disputes
Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.
Buying a 'New Build' property in Mitcham?
According to data sourced by the HM Land Registry, the average value of new build properties in Mitcham is £448,750. 4 newly-constructed homes have been bought in Mitcham in 2018 so far.
A new-build conveyancing solicitor in Mitcham will need to be aware of regional considerations and the extra complexities of new build, including investigating developer incentives and verifying rights of access.
Our award-winning conveyancing team specialise in working to tight developer deadlines and representing buyers to achieve the best outcome.
Conservation areas in London
Moving into a conservation area-protected street usually means that the local character will be preserved. However, conservation area building controls will affect your house.
Called Article 4 directions, these constraints may include:
- Restrictions on painting external walls
- 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 Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Mitcham.
Conveyancing - Selling a property in Mitcham
The legal side of a sale of a house or flat is much easier than when purchasing. The buyer's solicitor will have to carry out a thorough legal appraisal on your home. Conveyancing solicitors in Mitcham acting for the vendor essentially just replies to the solicitor's standard and additional enquiries.
Factors that could delay or endanger your sale
Hurdles, like missing planning permission or being in an area threatened by local development, could hinder your move if not handled appropriately.
It is almost always recommended that sellers tackle any such problems head on.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
The legal work for a leasehold flat is much more difficult compared to a freehold house.
Mitcham conveyancing solicitors will also carry out additional work, including collating an up-to-date service charge statement, through to details of any breach of the terms of the lease.
It is strongly advised that the vendor contact a solicitor as soon as possible to reduce the impact of any leasehold-caused problems.
Can your conveyancing solicitors act for both parties?
SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.
You may want to instruct a property solicitor firm in Mitcham to carry out your conveyancing, if a Quittance solicitor is acting for the other side.
Local Mitcham conveyancing solicitor directory
- McMillan Williams, 8-10 Cricket Green, Mitcham, Surrey, CR4 4LA
- Rest Harrow Ltd, 207 London Road, Mitcham, Surrey, CR4 2JD
- Unique Solicitors, 141 Morden Road, Mitcham, Surrey, CR4 4DG
- Preuveneers LLP, 103-105 London Road, Mitcham, Surrey, CR4 2JA
- Vas Solicitors Limited, 156 London Road, Mitcham, Surrey, CR4 3LD
Conveyancing - Remortgaging a property in Mitcham
Homeowners remortgage for a number of reasons, for example getting on to a new fixed-rate deal, or releasing funds to help kids get on the property ladder. The most common reason, however, is to save money with a lower rate.
You can benefit from a better rate sooner by using a more efficient conveyancing solicitor in Mitcham. With rate rises hard to predict, fast conveyancing can be a critical factor in securing your preferred rate.
The property lawyer handling the remortgage should also be able to act for your new lender. Our conveyancers are on the panel for all major UK lenders. So whether you are switching to a cashback mortgage with the Royal Bank of Scotland or to a long-term fixed mortgage with the Dudley Building Society, we can help.
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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