Updated: October 12, 2018

Shepperton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Shepperton

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

Do Shepperton conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Shepperton will work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote sets out exactly what you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as local authority searches or ID checks.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Shepperton cost?

While conveyancing fees in Shepperton will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

For a standard home 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 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 Shepperton

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of property law in England and Wales. This principle no longer applies, however, the buyer still will need to investigate the house or flat they plan to buy.

A Shepperton conveyancing solicitor will give advice after making their enquiries, help to fix or resolve any legal issues and ensure the title is transferred to the new owner.

This article considers the kinds of property that involve additional hazards for buyers who want conveyancing solicitors in Shepperton.

Your Shepperton conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common lender like Scottish Widows or a major lender such as the Co-operative Bank, before selecting a conveyancing solicitor in Shepperton it is vital that you check that they are on the approved panel of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some banks and building societies only accept a restricted panel of firms that pass strict standards.

If that is the case, the lender will probably need a second legal firm to complete the legal work, and you will usually need to pay this substitute solicitor's costs. This means the transaction could be delayed.

Your home move could be threatened by failing to confirm your property solicitor's lender panel status.

Quittance Conveyancing can act for all banks and other lenders.

Property Searches (Spelthorne Borough Council)

Residential property searches are carried out by Shepperton conveyancing solicitors in order to identify any pertinent information that could possibly impact how much your house or flat will be worth.

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

Additional searches, such as a Crossrail search or a mining search, may also be advised in the initial search results.

The average delivery time for property searches delivered by Spelthorne Borough Council is 4 weeks. In these circumstances, faster personal searches will be recommended.

Checking planning status

Official Entries will also be applied for from HMLR by the homebuyer's conveyancing solicitor, helping to evidence potential planning issues, for example a difference between the agent's floorplan and the title plan or restrictions that limit alterations.

Spelthorne Borough Council Council Tax

The council tax paid by a homeowner is based on various criteria including the size and layout of the property and the value of the property. For example, for an average Band E house in Shepperton, the council tax payable would be £2,255 per year.

A conveyancing solicitor in Shepperton will inform a buyer of the property's tax band as soon as they are notified.

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 £1,692.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if an occupier is a student nurse. Newer property is assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Spelthorne Borough Council Tax (2018)
A £1,230
B £1,435
C £1,640
D £1,845
E £2,255
F £2,665
G £3,076
H £3,691

Can I lower my band?

To challenge your banding contact:

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

Owners can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Shepperton properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

The current SDLT threshold for residential properties is £125,000.

Quittance Conveyancing's integrated conveyancing case management system integrates with electronic filing gateway to ensure that the SDLT is paid in full quickly.

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

  Average selling price (2017) SDLT
Average price £491,392 £14,569.60
Average price (detached) £701,156 £25,057.80
Average new build £375,000 £8,750.00
If you already own another residence (including outside the UK)you will be subject to a higher SDLT rate of 3%. Therefore, if a homeowner in Shepperton bought a second home for the average price of £491,392 the SDLT would be £39,311.36.

Stamp duty relief for first-time buyers in Shepperton

First-time buyer stamp duty relief is available on property purchases below £300,000.

Shepperton conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Shepperton

New build site

Data suggests that over 100,000 UK homeowners are trapped by property leases with problematic conditions. Unreasonable ground rents, unpaid service charges by the existing leaseholder and sub-letting restrictions are but a few of the frequent complications awaiting an uninformed purchaser.

Severe consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to purchase a property with a lease, a specialist conveyancing solicitor in Shepperton will consider possible leasehold issues, e.g. :

  • understanding regional and era-specific nuances of leases
  • reviewing correspondence between the freeholder and leaseholder
  • service charges for relevant date periods
  • notices served on the freeholder

Quittance Conveyancing's specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Shepperton?

New build building site

2 newly-constructed homes were purchased in Shepperton last year, based on statistics published by HMLR. The average price for new builds in Shepperton is £375,000.

Acquiring a new build property is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Shepperton needs to be aware of local Shepperton issues and must look into numerous things, such as checking the suitability of new build insurance and dealing with incomplete service connection agreements.

Our team of new build conveyancers deliver an expert appraisal of the property's legal status, with a close eye on factors like unreasonable leasehold terms and possible freehold acquisition traps.

Conservation areas in Surrey

Whether you are intending to buy a thatched cottage or an Edwardian house, if the home is in an officially designated conservation area, your plans to develop the home might not be allowed by Spelthorne Borough Council.

These constraints, referred to as Article 4 Directions, could include restrictions on the removal of chimneys, restrictions preventing paving over the front garden or limitations on new outbuildings.

If a property is in breach, the local council could order the owner to pay for the work needed to make the home compliant, even if the previous owner was responsible for the changes.

The Spelthorne local planning authority has assigned conservation area-status to parts of Shepperton. Your conveyancing solicitor will address whether your planned purchase is located one of Shepperton's conservation areas.

Conveyancing - Selling a property in Shepperton

The legal work involved in a sale of a home is simpler than for a purchase. When buying, the burden is on the buyer to satisfy themselves that the property they are buying does not have any legal issues.

On the other hand, when selling, conveyancing solicitors in Shepperton acting for the vendor effectively just answer any enquiries made by the buyer's solicitor.

What could put your home sale at risk?

Issues, like a complex 'Green Deal' or excessive service charges, can easily protract the conveyancing process if ignored.

You shouldn't bury your head in the sand and hope the buyer's solicitor won't notice. Get advice, face the issues head on, and find a solution ASAP.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is quite a lot more specialised than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Shepperton will usually undertake additional tasks, and this could include sourcing all relevant freeholder information or any information about regulations affecting the property that are not in the lease.

It is recommended that you contact a leasehold-specialist lawyer as soon as possible, and potentially before marketing the property, to help contain and resolve any delays.

What if Quittance is already acting for the other side?

SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a home in Shepperton, and one of our conveyancing solicitors is doing the legal work for the other side, you could instruct a property solicitor firm in Shepperton to undertake your conveyancing.

Local Shepperton conveyancing solicitor directory

  • Owen White & Catlin LLP, 56 High Street, Shepperton, Middlesex, TW17 9AY

Conveyancing - Remortgaging a property in Shepperton

Saving money on a lower rate is usually why people change lenders. There are other reasons, including moving from a standard variable rate (SVR) to a fixed-rate, or funding a one-off purchase.

Homeowners will typically be able to benefit from a better rate sooner by using a more proactive conveyancing solicitor in Shepperton, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of your new mortgage provider. Our conveyancing team are on all major lenders' panels. So no matter whether you are switching to a cashback mortgage with the HSBC or to a two-year discount with the Allied Irish Bank, 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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