Updated: October 12, 2018

Ruislip conveyancing solicitor fees

No Move, No Fee conveyancing in Ruislip

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

How are Ruislip conveyancing fees calculated?

Some conveyancing solicitors in Ruislip offer services on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote will set out exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty Land Tax or managing agent information.

See: A guide to all conveyancing fees

How much will the total Ruislip solicitor conveyancing fees be?

Whilst conveyancing fees in Ruislip will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority Search fees can vary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ruislip

Purchase conveyancing requires a Ruislip conveyancing solicitor to consider a wide range of issues. Examples of such factors are local planning restrictions and a short lease (less than 70 years) affecting the mortgageability of the home.

The property lawyer will feed the results of their enquiries back to the buyer and their lender, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

The content below examines elements of the legal process for conveyancing solicitors in Ruislip where a deeper understanding of the legal technicalities is important.

Your Ruislip conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like Handelsbanken or a large lender such as TSB, before selecting a conveyancing solicitor in Ruislip it is very important that you make sure that they are on the approved solicitor panel of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of legal firms that meet strict selection criteria.

If that is the case, the lender will probably need a second firm to complete the legal work, and you will then have to cover this second lawyer's fees. This can push back the completion date of the purchase.

The conveyancing process could be threatened by failing to check your lawyer's lender panel status.

Quittance Conveyancing can act on behalf of all lenders.

Conveyancing Searches (Hillingdon Borough Council)

Residential property searches will be applied for by Ruislip conveyancing solicitors to identify issues that might possibly impact how much the property you are purchasing is worth. They include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - there is a risk that some Ruislip properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More pertinent searches, such as a highways search or a disadvantaged area search, may also be recommended in the standard search results.

The London Borough of Hillingdon has an estimated lead time of 8 weeks for property searches. In these circumstances, faster personal searches will be advisable.

Planning searches

Your conveyancing solicitor will also obtain the Title Register from HM Land Registry. This helps to find planning issues, such as outbuildings missing from the title plan or restrictive covenants governing the use of the property.

London Borough of Hillingdon Council Tax

London Borough of Hillingdon calculate your council tax based on various factors such as the size of the home and the assessed value of the property in April 1991. The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,251.

Conveyancing solicitors in Ruislip will inform a buyer of the property's tax 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 (25%) would reduce the tax due to £938.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where the property is occupied solely by students. A new home is assessed by the Valuation Office Agency and allocated a council tax banding.

Band London Borough of Hillingdon Tax (2018)
A £938
B £1,094
C £1,251
D £1,407
E £1,720
F £2,033
G £2,345
H £2,814

Could you be overpaying?

A property owner can also apply for their property to be reassessed. The band could be revised up as well as down. To challenge your banding contact:

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd

Stamp Duty on Ruislip properties

Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

If a residential property is purchased for £125k or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

Our post-completion conveyancing team use legal case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Ruislip:

  Average selling price (2017) Stamp Duty Land Tax
Average price £484,727 £14,236.35
Average price (detached) £699,810 £24,990.50
Average new build £380,635 £9,031.75

Stamp duty relief for first-time buyers in Ruislip

Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300,000. Following the recent budget statement, second home buyers must pay a higher SDLT rate of 3%. Therefore, if a homeowner in Ruislip bought a second property for the average price of £484,727 the SDLT would be £38,778.16.

Conveyancing solicitors in Ruislip should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Ruislip

New build site

Purchasing a leasehold property without being aware of the facts can be costly. There are numerous technical issues that could be lying in wait for the unsuspecting purchaser, including overpriced managing agent packs and spiralling ground rents.

Inaccurate leasehold advice, from a property lawyer who has only ever experienced freehold purchases, could have costly, long-term consequences.

A good conveyancing solicitor in Ruislip will consider potential leasehold issues, for example absent freeholders, reviewing the lease itself (some documents can be centuries old) and unexpired lease terms.

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Ruislip?

House under construction

Based on local data compiled by the Land Registry, 16 brand new homes have been bought in Ruislip in 2018 so far. The average value of new builds in Ruislip is £389,932.

A new-build conveyancing solicitor in Ruislip must be well-versed in local factors and new build's additional complexities, e.g. dealing with delays associated with off-plan and administering Help to Buy purchases.

Our award-winning team of new build conveyancers specialise in new build purchases and working to tight developer deadlines.

Conservation areas in London

When carrying out the legal work for a home in Ruislip, a conveyancing solicitor will confirm whether the property is in one of Ruislip's conservation areas. If it is, the house is affected by restrictions. These restrictions, called Article 4 Directions, can include:

  • Conditions affecting frontal additions to the property such as a porch
  • General restrictions governing non-uniform additions or modifications
  • A prohibition on the erection of outbuildings

The local authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Ruislip

The legal work involved in a sale of a home is normally less troublesome than for a purchase. During the sale of a house or flat, the responsibility is on the buyer to confirm that the title of the property they are buying is legally sound.

In contrast, for a sale, conveyancing solicitors in Ruislip acting for the existing owner only need to answer the purchaser's enquiries.

How to give yourself the best chances of success

A property can face any number of potential complications (such as being situated on a flood plain or excessive ground rent) which may delay a sale.

Don't put off finding a solution and hope any such problems will go away. Get advice and tackle it as early as possible.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is much more protracted than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Ruislip will need to conduct additional legal work, which could include obtaining all relevant freeholder information or details of any required deed of covenant.

So as to resolve any leasehold-related problems sooner, it is highly recommended that the seller instruct a property lawyer as early as possible.

What if you are already acting for the other side?

SRA rules prevent the same solicitor from acting on both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a property in Ruislip, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you can contact a local Ruislip conveyancing solicitor firm to carry out your legal work.

Local Ruislip conveyancing solicitor directory

  • Allsop Durn & Dearlove, St Martins House, 17a High Street, Ruislip, Middlesex, HA4 7AU
  • Bird & Lovibond, 11-15 High Street, Ruislip, Middlesex, HA4 7AU
  • Allsop Durn & Dearlove, 17 King Edwards Road, Ruislip, Middlesex, HA4 7AE
  • G Reynolds-solicitor, 20 Stanford Close, Ruislip, Middlesex, HA4 7RP
  • Enever Freeman & Co, 17 Victoria Road, Ruislip Manor, Ruislip, Middlesex, HA4 9AA

Conveyancing - Remortgaging a property in Ruislip

Homeowners remortgage for a number of reasons, including releasing funds to help kids get on the property ladder, or switching from interest-only to repayment. The most common reason, however, is to get a better interest rate.

A proactive conveyancing solicitor in Ruislip will complete the conveyancing quickly, helping you get onto the lower rate earlier. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting the mortgage rate you want.

To make sure that the lender's investment is secured, a property lawyer will represent both you and your new lender.

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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