Updated: October 12, 2018

Rainham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Rainham

Conveyancing solicitor fees are the charges you pay your Rainham conveyancing solicitor for carrying out the legal work for a property transaction.

Do Rainham conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Rainham who carry out the legal work on a fees per hour basis. Your quote will set out what you will be charged when your sale or purchase completes.

Are there any other costs?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as HMLR fees or identity verification checks.

See: How much should conveyancing fees cost?

How much will conveyancing in Rainham cost in total?

Although conveyancing fees in Rainham will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, additional region-specific searches, e.g. a flood plain search, may be needed and Local Authority Search fees can vary.

For a standard sale or purchase, the fees we quote are the fees you pay. There are no hidden fees or costs to be paid with Quittance. 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 Rainham

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to the buyer.

It is, however, still the duty of the conveyancing solicitor in Rainham to investigate the property, and report back in detail to the buyer and the lender, offer practical solutions and register the new owner's title at the Land Registry.

This part of the article examines the property types that may be of concern to homebuyers who need conveyancing solicitors in Rainham.

Your Rainham conveyancing solicitor must be lender-approved

Irrespective of whether you are taking out a mortgage from Capital Home Loans, Lloyds Bank or any other lender, before you instruct a Rainham conveyancing solicitor it is essential that you check that they can act on behalf of your mortgage lender.

Many lenders will only work with a selected list (their 'panel') of solicitors or licensed conveyancers that meet stringent standards. If a conveyancer is unable to act for your mortgage lender, the lender will require a second law firm to complete the legal work.

The purchaser will usually need to pay this alternative lawyer's costs, and the conveyancing process can take much longer.

Neglecting to check the lender panel membership of your property lawyer could result in significant delays.

Our solicitors are approved to act for all lenders.

Residential Property Searches (Medway Council)

Property searches will be applied for by Rainham conveyancing solicitors to unearth any significant issues that could have an impact on how much the property you intend to buy is worth.

Mortgage lenders almost always need searches (as set out in the CML Handbook) to be purchased. These include:

SearchDescription
Local Authority (LA) searchplanning and development details from Medway Council records
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Rainham properties for local parish repairs.

Homebuyers will be made aware if your chosen lender needs any additional searches, e.g. a tin mining search or a more detailed environmental report.

Homebuyers can expect to wait approximately 5 weeks for conveyancing searches delivered by Medway Council, so your lawyer will recommend using quicker personal searches.

Planning searches

The conveyancing solicitor acting for the buyer also obtains an 'Official Copy of the Title Register' from HMLR, assisting with the identification of any issues, such as restrictive covenants governing the use of the property or errors on the title plan.

Medway Council Council Tax

Council tax is calculated by Medway Council on property value and the number of people living in the property. For example, for an average Valuation Band D home in Rainham, the amount of council tax would be £1,624.

Conveyancing solicitors in Rainham will inform a buyer of the property's 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 £1,218.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or for spouses of students who are not British.

Band Medway Council Tax (2018)
A £1,083
B £1,263
C £1,444
D £1,624
E £1,985
F £2,346
G £2,707
H £3,249

Could I be overpaying council tax?

To challenge your banding contact:

Valuation Office Agency
Anchorage House
High St
Chatham
ME4 4WD
Kent

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Rainham properties

If your home costs more than £125,000 then you will have to pay stamp duty.

Steep fines await those who miss the stamp duty payment deadline.

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 average properties in Rainham:

  Average sale price (2017) SDLT
Average price £321,918 £6,095.90
Average price (detached) £420,619 £11,030.95
Average new build - -

Stamp duty relief for first-time buyers in Rainham

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Rainham for the average price of £321,918 the SDLT would be £25,753.44.

Rainham conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Rainham

New build site

It is not recommended to buy a leasehold home if you are unaware of the facts. There are any number of legal technicalities that could be awaiting the unsuspecting purchaser, such as spiralling ground rents and short leases.

Erroneous leasehold advice, from a property lawyer with limited leasehold experience, could lead to serious consequences.

A experienced conveyancing solicitor in Rainham will consider potential leasehold issues, e.g. annual statements of account and budgets for service charges, sinking funds and dealing with freeholders and managing agents.

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

Buying a 'New Build' property in Rainham?

House under construction

According to data gathered by the Land Registry, the average value of new build properties in Rainham is -. - new build houses and flats -.

Buying a new build property is frequently more involved than other types of conveyancing. To prevent difficulties arising a Rainham conveyancing solicitor must be mindful of local factors and should check numerous things, e.g. helping with mortgage offer extension terms and ensuring new estate roads are adopted.

Our team of conveyancers are specialists in working to tight developer deadlines and representing buyers to achieve the best outcome.

Kent Conservation areas

Whether you are buying a period cottage or a Victorian detached house, if the home is in an officially designated conservation area, any planned alterations to the home might not be allowed by Medway Council.

Called Article 4 directions, these building controls could include restrictions on the use of PVC or aluminium windows, restrictions preventing paving over the front garden or restrictions on side or 2 storey extensions.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Rainham

Conveyancing for a house sale is much easier than for a purchase. The buyer's solicitor conducts detailed due diligence on your home, whereas conveyancing solicitors in Rainham acting for the seller just collects all documents and information relating to the property and answers the purchaser's enquiries .

What could go wrong?

Properties can face a broad spectrum of legal issues (such as not being connected to the water mains or excessive service charges) that might stop the conveyancing process in its tracks.

It is not recommended that you put off finding a solution as solicitors are trained to unearth any such issues - a better course of action will be to talk to a professional, square up to the issue(s), and find a solution proactively.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is significantly more technical than for a freehold property.

Conveyancing solicitors in Rainham will also carry out additional work, for example liaising with the management company to obtain the most recent annual service charge accounts, through to ensuring that leasehold forms are completed.

To speed up the leasehold conveyancing process, it is strongly advised that you instruct a leasehold-specialist conveyancer as soon as the decision is made to sell.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a house sale. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a Rainham home, and one of our conveyancing solicitors is acting for the other side, you could contact a property solicitor firm in Rainham to carry out your legal work.

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Conveyancing - Remortgaging a property in Rainham

Whilst homeowners consider remortgaging for a range of reasons, people usually remortgage to reduce the monthly repayments.

An efficient conveyancing solicitor in Rainham can reduce the remortgage processing time, helping you get onto the lower rate earlier. With rate rises anticipated, fast conveyancing can be a contributing factor to securing your preferred rate.

In order to ensure that the lender's interests are safeguarded, the property lawyer handling your remortgage will act for both you and your new bank or building society.

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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