Updated: October 12, 2018

Pinner conveyancing solicitor fees

No Move, No Fee conveyancing in Pinner

Conveyancing solicitor fees are the costs you pay to your Pinner conveyancing solicitor for the legal work associated with buying or selling a property.

Are Pinner conveyancing fees and costs fixed?

Some conveyancing solicitors in Pinner will work on an hourly rate. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote explains what fees you will need to pay 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 pay for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as landlord's notice fees or bankruptcy checks.

See: A guide to all conveyancing fees

How much will the total Pinner solicitor conveyancing fees be?

Conveyancing solicitor fees in Pinner should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, such as a commons registration search, may be needed and Local Authority (LA) Search fees will vary.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Pinner

In carrying out the conveyancing for a home purchase, a Pinner conveyancing solicitor will look into the legal ownership rights or 'title' of the property and make their "report on title".

After making their enquiries the lawyer will offer suggestions and advice and will offer practical solutions and register the title in the new owner's name.

This section of the article examines the aspects of the buying process for conveyancing solicitors in Pinner where specialist conveyancing skills may be useful.

Your Pinner conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Lloyds Bank, the Barnsley Building Society or any other lender, before appointing a Pinner conveyancing solicitor it is paramount that you confirm that they are on the approved panel of your chosen lender.

A lot of mortgage lenders are only happy to work with a restricted panel of solicitors or licensed conveyancers that have achieved certain benchmarks. If your conveyancer can't act for your chosen lender, the lender will probably need an alternative law firm to act in their interests.

The purchaser will usually need to pay this second solicitor's costs and the conveyancing process could take much longer.

Long delays can occur if you fail to check your conveyancer's lender panel status.

Our solicitors can act on behalf of all mortgage providers.

Searches (Harrow Borough Council)

Searches are questions asked of various bodies by Pinner conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your chosen lender requires any more searches, e.g. an HS2 search or a more detailed environmental report.

The London Borough of Harrow has an average lead time of 4 weeks for Residential property searches. A local search provider will be able to provide this information faster.

Planning permissions

Official Entries (or 'office copies') will also be applied for from HM Land Registry by your conveyancing solicitor. This will help to reveal planning issues, such as errors on the title plan or a restrictive covenant against certain alterations.

London Borough of Harrow Council Tax

The council tax paid by a homeowner is based on various criteria that include the property's whereabouts and the assessed value of the property in April 1991. For instance for an average Band C home in Pinner, the council tax amount would be £1,501 per year.

A conveyancing solicitor in Pinner will inform the purchaser of the home's tax 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 reduces the tax due to 75% which would equal £1,126.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the property is a 'granny annexe'. Newer properties are assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band London Borough of Harrow Tax (2018)
A £1,126
B £1,314
C £1,501
D £1,689
E £2,064
F £2,440
G £2,815
H £3,378

Is it possible to appeal?

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. To challenge your banding contact:

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

Stamp Duty on Pinner properties

Stamp Duty Land Tax must be paid by the homebuyer on properties sold for more than £125k in England and Wales.

The SDLT1 form is seven pages long, and Her Majesty's Revenue and Customs (HMRC) fines those who delay in completing and returning it.

Quittance's state-of-the-art case management system integrates with electronic filing systems to ensure that the Stamp Duty Land Tax is paid in full quickly.

See table below for stamp duty examples for homes in Pinner:

  Average sale price (2017) Stamp Duty
Average price £622,932 £21,146.60
Average price (detached) £890,511 £34,525.55
Average new build £552,500 £17,625.00

Stamp duty relief for first-time buyers in Pinner

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000. Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the home is not rented out. For example, if a property owner bought a second home in Pinner for the average price of £622,932 the SDLT would be £49,834.56.

Conveyancing solicitors in Pinner will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Pinner

New build site

Over 100,000 property owners in the UK are trapped by leases with unreasonable terms. Numerous legal issues could be awaiting the unsuspecting buyer, such as:

  • doubling ground rents
  • costly and undisclosed major works
  • leases with fewer than 80 years to run
Incomplete leasehold information, delivered by a solicitor with only freehold experience, can have costly, long-term consequences.

A specialist conveyancing solicitor in Pinner will address aspects of leasehold, e.g. annual statements of account and budgets for service charges, leases approaching 80 years remaining and absent freeholders.

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Pinner?

House under construction

The average cost of new build properties in Pinner is £552,500, according to local information gathered by the Land Registry. 2 brand new homes were purchased in Pinner last year.

The legal work for acquiring a new build property is considerably more complicated than buying a 'secondhand' home. Therefore a conveyancing solicitor in Pinner must be aware of Pinner-specific considerations and needs to check a range of issues, e.g. dealing with fast exchange timeframes and confirming building regulation compliance.

With our new build team, you will get an impartial view of the legal title of the property, and in particular issues like the home's subsequent marketability and excessive ground rent and service charges (where applicable).

London Conservation areas

Buying in a conservation area-protected street usually means that the local character will be preserved. However, conservation area conditions will affect your house.

Referred to as Article 4 directions, these building controls can include a wide range of constraints from restrictions on the addition of boundary walls, to general restrictions governing the use of unsympathetic materials.

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

Conveyancing - Selling a property in Pinner

The legal work involved in a sale of a home is less demanding than when buying. The buyer will have to go through a detailed legal assessment on the property. In contrast, conveyancing solicitors in Pinner acting for the vendor merely answers the purchaser's enquiries.

How to minimise the risk of your sale falling through

Common hurdles, such as not having permission for alterations when in a conservation area or missing planning regulations, have the potential to delay the sale conveyancing process.

It is generally a good idea that vendors handle such issues as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is significantly more involved than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Pinner must carry out additional work, and this could include requesting all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

It is strongly advised that the vendor contact a property lawyer as early as possible to reduce delays associated with leasehold property and, in particular, dealing with managing agents.

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

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale. CLC-regulated conveyancers, however, can act for both parties.

You may wish to contact a law firm in Pinner to undertake your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

Local Pinner conveyancing solicitor directory

  • Barnes and Partners, 38 Bridge Street, Pinner, Middlesex, HA5 3JF
  • E M Collins & Company, Wakefield House, 32 High Street, Pinner, Middlesex, HA5 5PW
  • Hanney Dawkins & Jones, 21 Bridge Street, Pinner, Middlesex, HA5 3HX
  • Vyman Solicitors Limited, 10-12 Love Lane, Pinner, Middlesex, HA5 3EF
  • House Land & General Solicitors Limited, 9 West End Lane, Pinner, Pinner, Middlesex, HA5 1EQ

Conveyancing - Remortgaging a property in Pinner

People remortgage their home for a variety of reasons, such as the current mortgage deal coming to an end, or consolidating loan repayments. The main reason, however, is to save money with a lower rate.

A proactive conveyancing solicitor in Pinner will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

To certify that the lender's capital is protected, the property lawyer will need to act for both you and the mortgage provider.

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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