Updated: October 12, 2018

New Addington conveyancing solicitor fees

No Move, No Fee conveyancing in New Addington

Conveyancing solicitor fees will be paid conveyancing solicitors in New Addington for the legal work involved in moving home.

Are New Addington conveyancing fees and costs fixed?

Some conveyancing solicitors in New Addington work on a price per hour basis. We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no unexpected, additional costs. Your conveyancing quote explains what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as Land Registry fees or office copies and title plans.

See: Complete list of conveyancing fees and disbursements

How much will the total New Addington solicitor conveyancing fees be?

While conveyancing fees in New Addington will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

With Quittance, there are no hidden costs or nasty surprises. For a standard sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in New Addington

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

That said, it remains the responsibility of the conveyancing solicitor in New Addington to carry out due diligence on the property, report back in detail to the buyer and the lender, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.

This article examines those parts of the buying process for conveyancing solicitors in New Addington that necessitate specialist knowledge.

Your New Addington conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in New Addington, you must confirm that they are on the approved panel of your mortgage lender, whether you are getting a mortgage from Godiva Mortgages, the Nationwide Building Society or any other lender.

Your conveyancer may be unable to act for your mortgage lender, because some banks and building societies are only happy to work with a selected list (known as a 'lender panel') of firms.

If that is the case, the lender will likely require an alternative firm to carry out the legal work, and you will then have to cover this second solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Your property transaction can be seriously delayed if you fail to check your conveyancing lawyer's lender panel status.

Our solicitors are approved to act for all banks and other lenders.

Property Searches (Croydon Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by New Addington conveyancing solicitors to help to identify issues that could possibly impact how much your house or flat will be worth.

Mortgagees also expect searches (as set out in the CML Handbook) to be submitted. Required searches will include:

  • Local Authority search - planning and development details from Croydon Borough Council records
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Buyers will be informed if your lender needs any more searches, for example a Crossrail search or a more detailed environmental report.

The London Borough of Croydon has an average turnaround time of 6 weeks for property searches. As a result, regulated searches will be faster.

Planning searches

The conveyancing solicitor acting for the buyer also retrieves official entries from HM Land Registry, helping to evidence any planning issues, such as limits on the development of the property or errors on the title plan.

London Borough of Croydon Council Tax

As a homeowner in New Addington, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Band E property in New Addington, the council tax would be £2,001.

New Addington conveyancing solicitors will inform the purchaser of the property's band once they are made aware.

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 £1,501.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property was left empty by a bankrupt person.

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

Can I lower my band?

To appeal contact:

Valuation Office Agency
Unicorn House
28 Elmfield Rd
Bromley
BR1 1LR
Kent

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 90 council tax challenges were made, of which 30 were upheld and refunds awarded.

Stamp Duty on New Addington properties

If you are buying a home that costs over £125k, then you will have to pay stamp duty to HMRC. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates stamp duty examples for typical properties in London:

  Average sale price (2018 to date) Stamp Duty
Average price £880,307 £34,015.35
Average price (detached) £711,410 £25,570.50
Average new build £449,784 £12,489.20

Stamp duty relief for first-time buyers in New Addington

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a surcharge of 3%. E.g. if a second home was bought for £880,307 then the stamp duty including the surcharge would be £70,424.56. .

Conveyancing solicitors in New Addington should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in New Addington

New build site

Buying a leasehold home without understanding the implications can be costly. Doubling ground rents, onerous clauses in the lease and absent freeholders are but a few of the many traps awaiting an uninformed purchaser.

Incomplete leasehold information, delivered by a solicitor with limited leasehold experience, could have serious financial consequences.

If you intend to buy a leasehold home, a good conveyancing solicitor in New Addington will consider possible leasehold issues, such as :

  • checking the lease itself
  • service charges
  • managing agent practices
  • reserve funds

Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in New Addington?

New build building site

The average cost of a new build in New Addington is £449,784, based on data published by Her Majesty's Land Registry. 450 new build homes have been bought in New Addington in 2018 so far.

Acquiring a new build home requires specialist knowledge, compared to 'standard conveyancing'. Therefore a New Addington conveyancing solicitor must be conscious of local New Addington issues and will need to report to clients on a number of issues, e.g. dealing with delays associated with off-plan and ensuring that the contract is in the buyer's favour.

Our team of new build conveyancers deliver an independent view of the legal status of the property, with close attention paid to issues ranging from the home's subsequent mortgageability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in London

Buying in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area restrictions will affect your property.

Referred to as Article 4 directions, these restrictions may include anything from restrictions on the addition of flues and soil vent pipes, to restrictions on the removal of chimneys.

If a property is in breach, the local authority can require the new owner to revert the property to its earlier condition, 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 New Addington.

Conveyancing - Selling a property in New Addington

The legal work involved in a sale of a house or flat usually requires less work than when buying. For a house purchase, caveat-emptor' means that the onus lies with the purchaser to establish that the legal title of the property is not legally defective.

On the other hand, when selling, conveyancing solicitors in New Addington acting for the vendor effectively just answer questions set by the buyer's conveyancing solicitor.

What can you do to give yourself the best chances of success?

A house or flat will frequently have a range of potential complications (for example chancel repair liability or not being connected to the water mains) that have the capacity to threaten the completion of the conveyancing process.

Property experts will almost always suggest to vendors that they address such issues immediately.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat is a great deal more difficult compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in New Addington must undertake additional legal work, and this could include obtaining an up-to-date service charge statement, through to details of any unresolved disputes.

To help mitigate the delays involved in selling a leasehold property, it is highly recommended that the seller instruct a conveyancer as soon as is practicable.

What if you are already acting for the other side?

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

If you are buying or selling a New Addington property, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a property solicitor firm in New Addington to carry out your conveyancing.

Local New Addington conveyancing solicitor directory

  • McMillan Williams, 56-58 Central Parade, New Addington, Croydon, Surrey, CR0 0JD

Conveyancing - Remortgaging a property in New Addington

Benefitting from a better rate to reduce monthly expenses is generally why homeowners remortgage. There are other reasons, such as extending the mortgage term, or moving to an offset mortgage.

You can appreciate the benefits of a lower rate faster with a more proactive conveyancing solicitor in New Addington, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

To make sure that the lender's interests are safeguarded, a property lawyer will need to act for both you and the mortgage lender.

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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