Updated: October 12, 2018

Southall conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Southall

Conveyancing solicitor fees are the charges you pay to your Southall conveyancing solicitor for the legal work associated with moving home.

How are Southall conveyancing fees calculated?

Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Southall who will work on an hourly rate. Your quote explains exactly what you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like managing agent fees or Stamp Duty.

See: A guide to all conveyancing fees

How much will the total Southall solicitor conveyancing fees be?

While conveyancing fees in Southall will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flood plain search, may be necessary.

For a standard home sale or purchase, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. 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 Southall

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, the buyer still will need to undertake due diligence on the property to be purchased.

A Southall conveyancing solicitor will offer professional advice following their enquiries, iron out any legal issues and register the title in the new owner's name.

The content below examines those areas of the legal process for conveyancing solicitors in Southall necessitating specialist legal knowledge.

Your Southall conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from Lloyds Bank, the Skipton Building Society or any other lender, before you choose a Southall conveyancing solicitor it is vital that you check that they are on the panel of your lender.

Some mortgage lenders will only work with a restricted list (called a 'lender panel') of law firms. If a solicitor is unable to act for your lender, the lender will require a different firm to carry out the legal work.

The borrower will be expected to pay this substitute lawyer's fees, and weeks could be added to the conveyancing process.

Failing to check your conveyancing lawyer's lender panel status could result in serious delays.

Quittance Conveyancing can act for all lenders.

Ealing Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Southall conveyancing solicitors to give details about your new home.

Lenders also expect property searches to be carried out. Required searches will include:

  • Local Authority search - planning and development details from Ealing Borough Council records
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - some Southall property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specialised searches, such as an HS2 search or a ground stability report, may also be recommended in the initial search results.

Homebuyers should expect to wait approximately 5 weeks for searches obtained from the London Borough of Ealing. A private search company will be able to provide this information sooner.

Planning documents

The buyer's conveyancing solicitor also obtains an 'Official Copy of the Title Register' from HMLR, helping to identify any planning issues, such as a restrictive covenant against certain alterations or a difference between the agent's floorplan and the title plan.

London Borough of Ealing Council Tax

London Borough of Ealing calculate council tax on Southall homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, the occupier of a Band B property in the London Borough of Ealing area would pay annual council tax of £1,120.

A conveyancing solicitor in Southall will inform a buyer of the home's tax band once this is confirmed by the searches.

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 £840.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or if the property is a 'granny annexe'. A new property is assessed by the Valuation Office Agency and allocated a council tax band.

Band London Borough of Ealing Tax (2018)
A £960
B £1,120
C £1,280
D £1,440
E £1,760
F £2,080
G £2,400
H £2,880

Can I dispute my band?

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

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd

A property owner can also apply for their property to be reassessed.

Stamp Duty on Southall properties

The SDLT1 form is seven pages long, and HM Revenue and Customs (HMRC) fines those who delay in completing and returning it. If you are buying a residential property that costs over £125k, then you will have to pay Stamp Duty Land Tax to HMRC.

Quittance's specialist post-completion team will ensure that the hard to understand SDLT1 form is completed and submitted to HMRC without delay.

This table sets out SDLT for typical property in Southall:

  Average selling price (2018 to date) Stamp Duty
Average price £407,966 £10,398.30
Average price (detached) - -
Average new build £238,431 £2,268.62

Stamp duty relief for first-time buyers in Southall

For first-time buyers, stamp duty is only payable on purchases over £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a 3% surcharge. E.g. if a second home was bought for £407,966 then the SDLT including the surcharge would be £32,637.28. .

Southall conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Southall

New build site

The potential risks of owning a leasehold property should be a worry for buyers of leasehold property. The numerous common problems lying in wait for an uninformed purchaser include absent freeholders, unpaid service charges by the existing leaseholder and spiralling ground rents.

Serious financial ramifications can result from a less-experienced conveyancing solicitor's inaccurate leasehold advice.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Southall will consider possible leasehold issues, e.g. reviewing the lease itself (some leases are over 100 years old), reviewing correspondence between the freeholder and leaseholder and possible service charge shortfalls.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Southall?

Building site

4 new builds have been bought in Southall in 2018 so far, based on information from Her Majesty's Land Registry. The average sale price of a new build home in Southall is £238,431.

A new-build conveyancing solicitor in Southall needs to be conscious of both local Southall factors as well as the specific issues associated with new build, including squaring developer incentives with lenders and ensuring new estate roads are adopted.

Our highly qualified new build conveyancing team are specialists in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

London Conservation areas

Your conveyancing solicitor will check if the home you are buying is in one of Southall's conservation areas. If it is, the house is affected by restrictions. Called Article 4 directions, these building controls could include restrictions on the style and height of boundary walls, limitations on new outbuildings or restrictions on the addition of flues and soil vent pipes.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Southall.

Conveyancing - Selling a property in Southall

The legal process for a property sale is simpler than when buying. The buyer's conveyancing solicitor will have to carry out a full legal review into the property's title and other legal aspects, whilst conveyancing solicitors in Southall acting for the vendor just replies to the solicitor's standard and additional enquiries.

Why do sales fall through?

Issues, like being in an area threatened by local development, can seriously derail a transaction if left unresolved.

It is almost always recommended that sellers address any such problems immediately.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

The conveyancing process for a leasehold property is significantly more complicated than it is for a freehold home.

Conveyancing solicitors in Southall must usually carry out further legal work. This can involve sourcing an up-to-date service charge statement, through to details of any deed of variation.

To speed up the leasehold conveyancing process, it is highly recommended that you contact a leasehold expert as soon as is practicable.

What if your conveyancing solicitors are acting for the other side?

SRA regulations restrict the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You can contact a property solicitor firm in Southall to handle your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Southall conveyancing solicitor directory

  • Ask Solicitors, 2nd Floor, 13 The Broadway, Southall, Middlesex, UB1 1JR
  • Clayton Stoke Solicitors Limited, 30 High Street High Street, Southall, Middlesex, UB1 3DA
  • David Shine & Kharbanda, 8a South Road, Southall, Middlesex, UB1 1RT
  • Vincent Solicitors, First & Second Floors, 11 - 13 South Road, Southall, Middlesex, UB1 1SU
  • Chhokar & Co, 29a The Broadway, Southall, Middlesex, UB1 1JY

Conveyancing - Remortgaging a property in Southall

The most common reason people remortgage a home is to reduce the monthly repayments. There are other reasons to consider remortgaging, including releasing funds to help kids get on the property ladder, or wanting a more flexible mortgage.

You can benefit from a better rate sooner with a more efficient conveyancing solicitor in Southall. With rate rises hard to predict, fast conveyancing can play a key role in securing your preferred rate.

The property lawyer handling the remortgage must also be able to act on behalf of your new lender. Quittance Conveyancing are on all major lenders' panels, so whether you are changing to a cashback mortgage with Barclays Bank or to a long-term fixed mortgage with the Manchester Building Society, our remortgage specialists 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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