Updated: October 12, 2018

Northolt conveyancing solicitor fees

No Move, No Fee conveyancing in Northolt

Conveyancing solicitor fees will be paid conveyancing solicitors in Northolt for the legal work associated with buying or selling a property.

Are Northolt conveyancing fees and costs fixed?

Some conveyancing solicitors in Northolt offer services on an hourly rate, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your quote explains all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as indemnity insurance or bankruptcy searches.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Northolt cost?

Conveyancing fees in Northolt will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, specific extra searches, such as transport searches, may be necessary and council search fees will vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Northolt

As a key part of the conveyancing for a property buyer, the conveyancing solicitor in Northolt will carry out due diligence on the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

The property lawyer will offer professional advice once their enquiries are complete, make practical suggestions and confirm that the legal title passes to the new owner.

The following section offers advice for buyers who need conveyancing solicitors in Northolt.

Your Northolt conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a major lender such as Halifax, to a less common mortgage lender like Atom Bank. Before you appoint a conveyancing solicitor in Northolt, it is critical that you make sure that they are approved by your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some banks and building societies will only work with a restricted panel of law firms that have achieved certain benchmarks.

Should this be the case, the lender will require a different solicitor firm to act in their interests, and you will usually need to pay this substitute solicitor's costs. This can frustrate or delay the process.

Delays can be caused by failing to confirm your conveyancer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor lenders.

Ealing Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Northolt conveyancing solicitors to identify issues affecting your planned purchase.

Lenders typically also require property searches (sometimes referred to as 'conveyancing searches') to be carried out. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilitysome Northolt property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Buyers will be informed if your lender requires any more searches, such as a tin mining search or an energy search.

The London Borough of Ealing has an average delivery time of 5 weeks for Residential property searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning permissions

Official Entries (or 'office copies') will also be obtained from HMLR by the conveyancing solicitor acting for the homebuyer. This will help to highlight planning issues, such as neighbours' rights of access or a difference between the agent's floorplan and the title plan.

London Borough of Ealing Council Tax

As a homeowner in Northolt, 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 example, for an average Valuation Band C home in Northolt, the tax would be £1,280 per year.

A conveyancing solicitor in Northolt will inform a buyer of the property's band once they have the Local Authority search results.

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 £960.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property is a hall of residence.

Band London Borough of Ealing Tax (2018)
A £960
B £1,120
C £1,280
D £1,440
E £1,760
F £2,080
G £2,400
H £2,880

Can I dispute my band?

To appeal contact:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Harrow
HA1 1BH

From April 2016 to March 2017, 40 council tax challenges were made, and 10 were upheld and refunds awarded.

Stamp Duty on Northolt properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

If the purchase price of the residential property you intend to buy is over the £125k threshold, you must pay SDLT.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

The following table illustrates SDLT examples for average properties in London:

  Average sale price (2017) Stamp Duty
Average price £1,028,020 £46,552.00
Average price (detached) £1,209,120 £64,662.00
Average new build £854,797 £32,739.85

Stamp duty relief for first-time buyers in Northolt

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Higher rates of stamp duty apply to buyers of second home in the form of a surcharge of 3%. Following the example above, if a homeowner bought a second home in Northolt for the average price of £1,028,020 the SDLT would be £133,642.60.

Conveyancing solicitors in Northolt will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Northolt

New build site

Research suggests that over 100,000 property owners in England have property leases with unreasonable conditions. Numerous legal issues could be lying in wait for an uninformed buyer, including incomplete management company accounts and unreasonable ground rents.

Misguided leasehold advice, from a lawyer with limited leasehold experience, could have serious financial implications.

If you are planning to buy a leasehold property, a competent conveyancing solicitor in Northolt will consider possible leasehold issues, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charge records from the last three years
  • managing agent or landlord enquiries
  • residents? management company

Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Northolt?

Building site

Based on Land Registry data, 450 new build homes have been bought in Northolt in 2018 so far. The average value of new build property in Northolt is £449,784.

The legal work for acquiring a new build home requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Northolt must be conscious of both region-specific considerations and also must consider a range of factors, such as ensuring that new build mortgage conditions are met and ensuring that the contract is in the buyer's favour.

Our team of new build conveyancers deliver an impartial view of the property's legal status, paying close attention to concerns like unfair leasehold conditions and excessive ground rent and service charges (where applicable).

Conservation areas in London

When carrying out the conveyancing for a purchase in Northolt, a conveyancing solicitor will check if the property is in one of Northolt's conservation areas. If it is, the property could be affected by certain restrictions. Referred to as Article 4 directions, these restrictions may include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

If a property is in breach, you could be required by law by the local authority to return the home to its earlier condition, even if the changes were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Northolt's conservation areas.

Conveyancing - Selling a property in Northolt

The legal work involved in a sale of a house or flat is less complicated than for a property purchase. The buyer's conveyancing solicitor will have to go through extensive research on the property. Conveyancing solicitors in Northolt acting for the seller simply responds to enquiries made by the buyer's solicitor.

What could go wrong?

Obstacles, such as excessive ground rent, might threaten the conveyancing process if ignored.

Property specialists will usually advise that sellers face these issues head on and fix them.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat or house is a great deal more difficult than for a freehold house.

Conveyancing solicitors in Northolt must usually carry out further legal work. This can involve approaching the managing company for the latest service charge accounts, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

To reduce leasehold-related delays, it is highly recommended that the vendor contact a solicitor as soon as possible.

What if your conveyancing solicitors are acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a house or flat in Northolt, and a Quittance solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Northolt to carry out your legal work.

Local Northolt conveyancing solicitor directory

  • Hebbar & Co, 157 Mandeville Road, Northolt, Middlesex, UB5 4LZ
  • Solidum Solicitors Limited, 316 Northolt Road, Harrow, Middlesex, HA2 8EE

Conveyancing - Remortgaging a property in Northolt

The most common reason people remortgage is to get a more attractive interest rate. There are also other reasons to consider remortgaging, including releasing capital to pay off other debts, or wanting a more flexible mortgage.

A good conveyancing solicitor in Northolt can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.

The property lawyer will need to act for both you and the new lender to certify the mortgage provider's interests are protected.

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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