Award-winning No Move, No Fee conveyancing for Purley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's no sale - no fee property lawyers help property sellers and purchasers looking for conveyancing solicitors in Purley and across London.
With guaranteed fixed conveyancing fees and a commitment to proactive communication between all parties, Quittance understand how to keep you better informed throughout your move.
In the event that your sale or purchase does not proceed our no move no fee service means you won't incur any conveyancing solicitors' legal fees.
Purley's most communicative conveyancing service
Poor communication from your licensed conveyancer or solicitor will almost certainly add additional stress to an already stressful process.
The official bodies of Purley property lawyers are heavily focussed on the industry communicating better, and the consumer service directives of the Council for Licensed Conveyancers and the Law Society's 'Conveyancing Quality Scheme' refer to the need to maintain a better standard of communication.
Nevertheless, according to a survey commissioned by the Conveyancing Association, around 25% of home purchases and sales fail due to inadequate communication.
Keeping you in the loop
Quittance Conveyancing's team of Purley conveyancing solicitors aim to provide you with an informative and proactive property legal service using your preferred method of communication, 7 days a week:
- Cheapest Purley conveyancing solicitor fees
- Open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Frequent updates by smartphone, tablet and PC
- State of the art case tracking technology
- Your conveyancer's personal extension numbers
Updated: October 12, 2018
Purley conveyancing solicitor fees
No Move, No Fee conveyancing in Purley
Conveyancing solicitor fees are the amounts you pay to your Purley conveyancing solicitor for the legal work associated with buying or selling a property.
How are Purley conveyancing fees calculated?
Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Purley who work on an hourly rate. Your conveyancing quote will set out exactly what you will be charged when your property transaction has completed.
What are disbursements?
In addition to the legal fees you will also have to pay for 'disbursements'.
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 identity verification checks or bankruptcy searches.
How much will conveyancing in Purley cost in total?
Although conveyancing fees in Purley will be the same as anywhere else in the country, the disbursements required can vary. For example, specific extra searches, e.g. utilities searches, may be necessary and Local Authority Search fees can vary.
With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Purley
The legal work for a home purchase will need the conveyancing solicitor in Purley to consider a wide range of issues. Examples of such factors are local planning restrictions and the future saleability of the property.
The buyer's lawyer will feed the results of their enquiries back to the purchaser and their lender, deal with any legal problems and make sure that the title is registered in the name of the new buyer.
This section considers the types of residential property that may be of concern to people who need conveyancing solicitors in Purley for a purchase.
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- Conveyancing solicitors in South London
- Conveyancing solicitors in London
Your Purley conveyancing solicitor must be lender-approved
Whether your mortgage is with a large lender like RBS or a financial institution such as Pepper Homeloans, before you instruct a Purley conveyancing solicitor it is critical that you make sure that they are on the approved panel of your lender.
Quite a few banks and building societies are only prepared to work with a selected list (known as a 'panel') of legal firms. If your solicitor is unable to act for your lender, the lender will probably require a different law firm to act in their interests.
You will then have to cover this substitute solicitor's fees, and weeks could be added to the conveyancing process.
Our solicitors are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Croydon Borough Council)
Residential property searches are submitted by Purley conveyancing solicitors to unearth any broader issues that could possibly have an impact on the value of your property.
Searches are primarily performed to meet lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
You will be notified if your chosen lender needs any more searches, such as a tin mining search or a ground stability report.
The estimated lead time for conveyancing searches provided by The London Borough of Croydon is 6 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.
Checking planning permission status
The buyer's conveyancing solicitor will request official entries from HMLR. This helps to find potential planning issues, such as restrictive covenants governing the use of the property or discrepancies with the filed plan.
London Borough of Croydon Council Tax
London Borough of Croydon calculate council tax on Purley homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. the occupier of a Band B house in the London Borough of Croydon area would pay annual council tax of £1,273.
Conveyancing solicitors in Purley will inform a buyer of the property's tax band once this is confirmed by the searches.
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 £955.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is uninhabitable. The Valuation Office Agency assign council tax bands for new build homes, and where the owner has requested a revaluation.
|Band||London Borough of Croydon Tax (2018)|
Can I challenge the council tax banding?
From April 2016 to March 2017, 90 council tax challenges were made. 30 were approved and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
1 Francis Grove
Stamp Duty on Purley properties
Given the complexity of the SDLT1 tax return form, only the brave would attempt to complete and file this with HM Revenue and Customs (HMRC) without a conveyancing solicitor's help.Stamp duty will be payable by the property purchaser on properties sold for more than £125,000.
Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.
See table below for SDLT examples for properties in London:
|Average sale price (2018 to date)||SDLT|
|Average price (detached)||£711,410||£25,570.50|
|Average new build||£449,784||£12,489.20|
Stamp duty relief for first-time buyers in Purley
In November 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. Higher rates of SDLT apply to buyers of second home in the form of a stamp duty surcharge of 3%. Therefore, if a homeowner in Purley bought a second home for the average price of £880,307 the SDLT would be £70,424.56.
Conveyancing solicitors in Purley will confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Purley
Buying a leasehold house or flat is not as simple as purchasing a freehold home. Doubling ground rents, undisclosed major works and absent freeholders are but a few of the many common complications awaiting the unsuspecting purchaser.
If you intend to buy a leasehold property, a expert conveyancing solicitor in Purley will address aspects of leasehold, including :
- reviewing the lease itself
- any recent demands for service charges and ground rent
- dealing with landlords
- external decorations
Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.
Buying a 'New Build' property in Purley?
The average sale price of Purley new build property is £449,784, according to information compiled by the Land Registry. 450 new build houses and flats have been bought in Purley in 2018 so far.
A new-build conveyancing solicitor in Purley needs to be conscious of local factors and new build's added complexities, such as verifying rights of access and investigating developer incentives.
Our new build conveyancing department will provide an impartial view of the legal title of the house or flat, scrutinising contract considerations ranging from the home's future resaleability to possible freehold acquisition traps.
London Conservation areas
Your conveyancing solicitor will check if the house you are purchasing is in a conservation area in Purley. If it is, the home could be affected by specific conditions. Called Article 4 directions, these constraints can include:
- Restrictions on replacing roof tiles
- General restrictions governing the use of non-traditional materials
- Limits on side or two-storey extensions
The local council can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.
Your conveyancing solicitor will address whether your planned purchase is located one of Purley's conservation areas.
Conveyancing - Selling a property in Purley
Conveyancing for a house sale is less difficult than for a property purchase. The buyer must carry out thorough due diligence on the property and its legal title. Conveyancing solicitors in Purley acting for the seller simply answers the buyer's questions.
What could jeopardise your sale?
Homes will often come with numerous legal issues (for example where the property differs from the title plan or a solar panel 'rent a roof' scheme) that can frustrate a transaction.
Don't bury your head, waiting to see if the problem is discovered. The best course of action is to get professional advice, square up to the issue(s), and find a solution as soon as you can.
- Selling a leasehold flat? What to do before going on the market
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
Selling a leasehold property
The conveyancing process for a leasehold property is significantly more specialised than for a more straightforward freehold house.
The complexities of leasehold mean conveyancing solicitors in Purley must undertake extra work, which could include obtaining an up-to-date service charge statement, through to any details of any ongoing enfranchisement process.
It would be prudent to find a lawyer as early in the process as possible, and potentially before going on the market, to mitigate (often inevitable) leasehold delays.
What if you are already acting for the other side?
A conveyancer regulated by the CLC can act for both parties. However, SRA regulations prevent the same solicitor from working on behalf of both sides in a property sale.
If you are buying or selling a property in Purley, and a Quittance conveyancer is acting for the other side, you may wish to contact a law firm in Purley to carry out your legal work.
Local Purley conveyancing solicitor directory
- Lex Sterling Limited, 14 Russell Hill Road, Purley, Surrey, CR8 2LA
- Streeter Marshall LLP, 12 Purley Parade, High Street, Purley, Surrey, CR8 2AB
- Anthony Leonard Associates, Airport House, Purley Way, Croydon, Surrey, CR0 0XZ
Conveyancing - Remortgaging a property in Purley
The main reason homeowners remortgage a home is to get a lower interest rate. Other reasons to think about remortgaging include releasing funds to help kids get on the property ladder, or moving from a tracker to a fixed-rate.
Homeowners can benefit from a lower rate sooner by using a more efficient conveyancing solicitor in Purley. With rate rises anticipated, fast conveyancing can be a contributing factor to securing the rate you want.
The property lawyer handling the remortgage must also be able to act on behalf of your new mortgage lender. Quittance Conveyancing are on the panel for all major lenders, so whether you are switching to a lifetime tracker mortgage with the Halifax or to a discounted-rate mortgage with the Hinckley and Rugby 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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