Updated: October 12, 2018

Putney conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Putney

Conveyancing solicitor fees are the charges you pay your Putney conveyancing solicitor for the legal work involved in moving home.

How are Putney conveyancing fees calculated?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Putney who carry out the legal work on an hourly rate. Your conveyancing quote sets out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty Land Tax or indemnity insurance.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Putney cost in total?

Whilst conveyancing fees in Putney will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and additional region-specific searches, such as a historic mining search, may be needed.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden fees. To calculate your conveyancing fees, 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 Putney

As a key part of the conveyancing for a property purchase, a conveyancing solicitor in Putney will look into the property's title and deliver their report on title to the purchaser.

Once their enquiries are complete the solicitor will make recommendations and will assist in resolving any issues and ensure the title is transferred to the new owner.

This article discusses those residential property types that may be of concern to people looking for conveyancing solicitors in Putney for a purchase.

Your Putney conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like NatWest or a niche mortgage lender such as Paratus AMC, before selecting a conveyancing solicitor in Putney it is paramount that you confirm that they can act for your mortgage lender.

Quite a few lenders only accept a select group (often referred to as a 'panel') of legal firms that meet stringent standards. If your conveyancer cannot act for your mortgage lender, the lender will likely need a different legal firm to complete the legal work.

The buyer will usually need to pay this alternate solicitor's fees, and weeks could be added to the conveyancing process.

Major delays can be caused by failing to confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all banks and building societies.

Wandsworth Borough Council searches and other searches

Residential property searches are enquiries made of government bodies by Putney conveyancing solicitors to identify information and potential issues affecting your new home.

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

More specific searches, such as a radon gas search or a mining search, may also be advised following the initial searches.

The typical processing time for searches provided by The London Borough of Wandsworth is 4 weeks. A private search company will be able to provide this information sooner.

Planning documents

The buyer's conveyancing solicitor also retrieves office copies from the Land Registry. This will help to reveal potential planning issues, for example neighbours' rights of access or discrepancies between the property boundaries and the title plan.

London Borough of Wandsworth Council Tax

London Borough of Wandsworth calculate your council tax based on various factors e.g. the size of the home and the assessed value of the property in April 1991. For example, a property in the London Borough of Wandsworth area in Tax Band E would pay £883 per annum.

A conveyancing solicitor in Putney will inform the purchaser of the home's council tax band once they are themselves 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 £662.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or if the property is left empty by someone receiving medical treatment. The Valuation Office Agency (VOA) assign bandings for newly-built homes, and where the owner has requested a revaluation.

Band London Borough of Wandsworth Tax (2018)
A £482
B £562
C £642
D £723
E £883
F £1,044
G £1,204
H £1,445

Can you challenge the council tax bracket?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
2nd Floor
1 Francis Grove
SW19 4DT

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 saw a reduction.

Stamp Duty on Putney properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

The current Stamp Duty Land Tax threshold for residential properties is £125k.

HMRC complications and objections are avoided using the latest integrated case management system.

See Stamp Duty Land Tax examples for homes in London:

  Average selling price (2017) SDLT
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
Following the autumn statement, second home buyers must pay a 3% surcharge. Therefore, if a homeowner in Putney bought a second home for the average price of £1,028,020 the SDLT would be £133,642.60.

Stamp duty relief for first-time buyers in Putney

In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000.

Putney conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Putney

New build site

The risks associated with purchasing a leasehold property are a worry for buyers of leasehold property. Doubling ground rents, sinking fund issues and onerous covenants are but a few of the frequent complications awaiting an uninformed purchaser.

Serious consequences can result from a less-experienced property lawyer's failure to give good leasehold advice.

A good conveyancing solicitor in Putney will consider potential leasehold issues, including :

  • reviewing the lease
  • possible service charge shortfalls
  • managing agent practices
  • plans to collectively purchase the freehold
  • block management regulations that sit outside the lease

Make sure that you are fully-informed regarding your planned purchase - Contact our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Putney?

House under construction

The average sale price of Putney new build properties is £449,784, according to local information gathered by the Land Registry. 450 new builds have been bought in Putney in 2018 so far.

Acquiring a new build home is frequently more involved than other types of conveyancing. Therefore a Putney conveyancing solicitor must be aware of both region-specific factors and also should consider a range of factors, e.g. dealing with delays associated with off-plan and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

With Quittance Conveyancing, you will get an independent appraisal of the legal title of the house or apartment, with close attention paid to issues like the home's subsequent resaleability and sharply increasing ground rent and service charges (where applicable).

Conservation areas in London

If you are buying a residential property in a conservation area in Putney, the property will need to meet any conservation area restrictions. These conditions can include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

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.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Putney.

Conveyancing - Selling a property in Putney

Conveyancing for a sale of a home is generally simpler than for a purchase. The purchaser does detailed research into the property and its legal title, whilst conveyancing solicitors in Putney acting for the seller essentially just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

How to give yourself the best chances of success

Common obstacles, like missing planning permission, can potentially hinder your move if not dealt with promptly.

Don't shy away from finding a solution and hope any such problems will go away. Instead, seek out professional help and deal with it as soon as you can.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are not common) is quite a lot more involved than for a freehold property.

Conveyancing solicitors in Putney must usually carry out further legal work, which could include sourcing all relevant freeholder information, through to details of any required deed of covenant.

It is strongly advised that the seller instructs a leasehold-specialist conveyancer as soon as the property is marketed, if not before, to help contain and resolve any delays.

Can your conveyancing solicitors act for both parties?

CLC-regulated conveyancers can act for both sides. However, SRA rules restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase.

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

Local Putney conveyancing solicitor directory

  • Russell - Cooke LLP, 2 Putney Hill, London, SW15 6AB
  • Mapletoft & Co, 166 Upper Richmond Road, Putney, London, SW15 2SH
  • Gibson Young Solicitors LLP, 111-117 Putney High Street, Putney, London, London, SW15 1SS
  • Lawrence Law, Lawrence Law, 329-339 Putney Bridge Road, London, SW15 2PG
  • John Tarling (Locum), 28 Fairheathe, 43 Putney Hill, London, SW15 6QP

Conveyancing - Remortgaging a property in Putney

Although people consider remortgaging for a range of reasons, people will generally remortgage a home to lower their monthly repayments.

A proactive conveyancing solicitor in Putney can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for your chosen mortgage provider. Our conveyancing team are on all major lenders' panels, so no matter whether you are changing to a tracker with the Bank of Scotland or to a joint mortgage with Birmingham Midshires, we can help.

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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