Award-winning No Move, No Fee conveyancing for Morden home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With guaranteed fixed conveyancing fees and a focus on proactive communication, our team understand how to take the stress out of moving.
Whether you are buying or selling a house or flat, and need conveyancing solicitors in Morden, Quittance Conveyancing's no sale, no fee property lawyers can assist.
If, for any reason at all, your move does not proceed our no sale no fee service means you won't have to pay any conveyancing solicitors' fees.
Morden's most communicative conveyancing service
Lack of communication on the part of your property lawyer will add yet more stress to a sale or purchase.
The Law Society's 'Conveyancing Quality Scheme' formal client charter specifically prioritises conveyancing solicitors communicating more proactively.
Despite attempts by regulators (including the SRA and CLC) to address the issue, poor communication remains one of the top 5 reasons complaints are levelled at lawyers.
Our Morden conveyancing solicitors deliver an award-winning property legal service. We deliver the information you require wherever you are, using the contact method of your choice:
- Best Morden conveyancing solicitors fees
- Open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Regular updates via your chosen method (including SMS, phone and email)
- Award-winning online case tracking system
- Your dedicated lawyer's email address and direct line
Updated: October 12, 2018
Morden conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Morden
Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Morden for the legal work associated with moving home.
How are Morden conveyancing fees calculated?
We work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Morden who offer services on an hourly-rate basis. Your quote will set out exactly what you will be charged when your sale or purchase goes through.
Are there any other costs in addition to conveyancing fees?
In addition to the legal fees you will also have to cover any 'disbursements'.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as managing agent information or bankruptcy searches.
How much will the total conveyancing fees in Morden cost?
Though conveyancing fees in Morden will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, such as a flooding search, may be necessary and Local Authority Search fees can vary.
For a standard sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden costs or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Morden
Caveat emptor (buyer beware), was a fundamental principle of English property law. Since 2013, this maxim no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to investigate the house or flat they plan to buy.
A conveyancing solicitor in Morden will give advice following their enquiries, offer pragmatic solutions and register the title in the new owner's name.
This article considers those parts of the buying process for conveyancing solicitors in Morden that need specialised skills.
- Conveyancing solicitors in Barnet
- Conveyancing solicitors in Edmonton
- Conveyancing solicitors in Merton
- Conveyancing solicitors in South London
- Conveyancing solicitors in London
Your Morden conveyancing solicitor must be lender-approved
Whether you are getting a mortgage from Lloyds Bank, the Manchester Building Society or any other lender, before choosing a Morden conveyancing solicitor you must confirm that they are approved by your lender.
A lot of banks and building societies are only happy to work with a restricted list (called a 'lender panel') of firms. If your conveyancer is unable to act for your lender, the lender will likely require a second solicitor firm to complete the legal work.
The home buyer will be expected to pay this second lawyer's fees, and the conveyancing process can take much longer.
Our solicitors can carry out the legal work for all major and minor mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Merton Borough Council searches and other searches
Property searches are questions submitted to a number of authorities by Morden conveyancing solicitors to help uncover relevant information about your planned purchase. They include:
- Local Authority 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.
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
- Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.
More pertinent searches, such as a highways search or a ground stability report, may also be referred to following the initial searches.
The London Borough of Merton has an average turnaround time of 7 weeks for conveyancing searches. A private search company will be able to provide this information sooner.
The conveyancing solicitor acting for the buyer will obtain an Official Copy of the Title Register from the Land Registry. This will help to identify planning issues. These issues could include right of access issues or errors on the title plan.
London Borough of Merton Council Tax
The council tax paid by a homeowner is based on a number of criteria e.g. the property's whereabouts and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance a house in the London Borough of Merton area in Band B would pay £1,142 per annum.
Morden conveyancing solicitors will inform a purchaser of the home's council 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 may also apply, e.g. a 10% discount for second homes or if the property is owned by a charity and is unoccupied.
|Band||London Borough of Merton Tax (2018)|
Can I dispute my band?
In the financial year 2016/17, 20 council tax challenges were made. 10 were upheld and the tax was reduced. To appeal contact:
Valuation Office Agency
1 Francis Grove
Stamp Duty on Morden properties
SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.If a house is valued at over £125,000, the property buyer usually must pay SDLT.
Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.
See table below for Stamp Duty Land Tax examples for homes in Morden:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£499,000||£14,950.00|
|Average new build||£477,786||£13,889.30|
Stamp duty relief for first-time buyers in Morden
First-time buyer stamp duty relief is available on property purchases below £300,000.
Conveyancing solicitors in Morden will confirm the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Morden
Purchasing a leasehold home without knowing what you are getting into can be risky. There are many legal issues that may be lying in wait for the unsuspecting buyer, such as unreasonable managing agent fees, doubling ground rents and onerous covenants.
If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Morden will consider potential leasehold issues, e.g. :
- understanding regional and era-specific nuances of leases
- dealing with landlords
- ground rents and service charges
- the implications of the remaining length of the lease
- external decorations
Ensure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our specialist leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Morden?
Based on HMLR information, the average sale price of Morden new build properties is £600,000. 1 new build properties have been bought in Morden in 2018 so far.
A new-build conveyancing solicitor in Morden must be mindful of local issues and the extra complexities associated with new build, e.g. spotting incomplete agreements for roads and sewers and helping with mortgage offer extension terms.
Our team of conveyancers are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.
Conservation areas in London
Your conveyancing solicitor will check if the property you are intending to buy is in a conservation area in Morden. If it is, the property could be affected by specific constraints. Called Article 4 directions, these constraints could include restrictions on door and window styles, restrictions preventing the addition of new access or limitations on new outbuildings.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Morden.
Conveyancing - Selling a property in Morden
The legal work involved in a sale of a home is less complicated than for a property purchase. The buyer's solicitor has to carry out extensive research on the property and its legal title. Conveyancing solicitors in Morden acting for the seller simply gathers together any pertinent information and answers the buyer's questions .
Why do sales fall through?
Homes can face a range of potential roadblocks (such as not having full title) which may derail the conveyancing process.
It is best not to procrastinate, waiting to see if the problem is discovered - get professional advice instead and deal with it at the earliest stage.
- The Essential Conveyancing Guide for Sellers in 2018
- What to do before selling your 'share of freehold' flat
- Selling a leasehold flat? What to do before going on the market
Read more sale conveyancing articles here.
The legal work for a leasehold property is quite a lot more complicated in comparison with a freehold house.
Conveyancing solicitors in Morden will also need to carry out additional work, which could include sourcing the last 3 years' service charge accounts, through to insurance details.
To reduce delays, it is recommended that you instruct leasehold-specialist property lawyer as soon as possible, ideally before putting the property on the market,.
Can Quittance conveyancers act for both the buyer and the seller of the same home?
SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both sides.
You may wish to contact a law firm in Morden to undertake your legal work, if a Quittance solicitor is carrying out the legal work for the other side.
Local Morden conveyancing solicitor directory
- Morden Solicitors LLP, 37 London Road, Morden, Surrey, SM4 5HT
- Stone & Stone Solicitors LLP, 16 Crown Lane, Morden, Surrey, SM4 5BP
- Noble Law Solicitors, 89 London Road, Morden, Surrey, SM4 5HP
- South London Legal Partnership, London Borough of Merton, Gifford House, 67c St. Helier Avenue, Morden, Surrey, SM4 6HY
Conveyancing - Remortgaging a property in Morden
Although there are many reasons to remortgage, homeowners will usually remortgage simply to get a better rate.
A proactive conveyancing solicitor in Morden can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
Your property lawyer needs to be able to act for your preferred bank or building society. Our conveyancing team are on the panel for all major UK lenders, so no matter whether you are switching to a flexible mortgage with the HSBC or to a two-year discount with the Market Harborough Building Society, our remortgage specialists 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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