Updated: October 12, 2018

Staines conveyancing solicitor fees

No Move, No Fee conveyancing in Staines

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

Are Staines conveyancing fees and costs fixed?

Some conveyancing solicitors in Staines work on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your conveyancing quote will set out what you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as leasehold information packs or Stamp Duty.

See: How much should conveyancing fees cost?

How much will conveyancing in Staines cost in total?

Conveyancing solicitor fees in Staines will not vary. However, there may be some variation in certain disbursements. For example, specific extra searches, such as a historic mining search, may be necessary and council search fees will vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Staines

Purchase conveyancing will need a conveyancing solicitor in Staines to consider a wide range of issues. Examples of such factors can range from defective property title (e.g. grant of reservation of rights) to Japanese Knotweed affecting the future saleability of the property.

The buyer's solicitor will feed the results of their enquiries back to the buyer, solve outstanding issues and confirm that the Land Registry's record of the property is updated.

This part of the article examines elements of the legal process for conveyancing solicitors in Staines where specialist conveyancing skills may be necessary.

Your Staines conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from the Leeds Building Society, Halifax or any other lender, before selecting a Staines conveyancing solicitor it is very important that you make sure that they can act for your mortgage lender.

The majority of lenders will only work with a restricted panel of firms that pass strict standards. If a conveyancer cannot act for your mortgage lender, the lender will require an alternative solicitor firm to carry out the legal work.

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

Your property transaction could be put at risk by failing to check your conveyancing solicitor's lender panel status.

Our conveyancing solicitors are on the panel of all banks and other lenders.

Conveyancing Searches (Runnymede Borough Council)

Property searches are submitted by Staines conveyancing solicitors to unearth any broader issues that might undermine how much the property you intend to buy will be worth.

Searches are primarily carried out to meet the mortgage lender's criteria. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be notified if your lender needs any more searches, e.g. a radon gas search or an energy search.

Runnymede Borough Council has a usual lead time of 3 weeks for searches, so personal (as opposed to official) searches will be faster.

Planning issues

The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from HM Land Registry. This will help to identify planning issues. Examples of these include outbuildings missing from the title plan or limits on the development of the property.

Runnymede Borough Council Council Tax

Runnymede Borough Council calculate council tax on Staines homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,607.

Conveyancing solicitors in Staines will inform a purchaser of the property'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 £1,205.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or where the property is occupied solely by students.

Band Runnymede Borough Council Tax (2018)
A £1,205
B £1,406
C £1,607
D £1,807
E £2,209
F £2,611
G £3,012
H £3,615

Can I dispute my council tax rate?

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

Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
Harrow
HA1 1BH

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made. 10 were upheld and the tax was reduced.

Stamp Duty on Staines properties

Given the complexity of the SDLT1 tax return form, only the daring would attempt to complete and file this with HM Revenue & Customs without a conveyancing solicitor's help.

With some exceptions, if you purchase a property over the £125,000 threshold you will have to pay SDLT.

Quittance's investment in the latest legal case management system means that HMRC filing complications are a thing of the past.

See examples for typical local properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £533,121 £16,656.05
Average price (detached) £859,596 £32,979.80
Average new build £466,600 £13,330.00
Higher rates of SDLT apply to buyers of second home in the form of a surcharge of 3%. Following the example above, if a homeowner bought a second home in Staines for the average price of £533,121 the SDLT would be £42,649.68.

Stamp duty relief for first-time buyers in Staines

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Staines conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Staines

New build site

Purchasing a leasehold home can be challenging when compared to purchasing a freehold property. Numerous technical issues may be lying in wait for an uninformed buyer, including:

  • spiralling ground rents
  • unreasonable lease extension premiums
  • costly and undisclosed major works
  • sub-letting restrictions
Inaccurate leasehold advice, from an inexperienced conveyancer, can have serious consequences.

If you are planning to purchase a leasehold home, a expert conveyancing solicitor in Staines will investigate aspects of the leasehold purchase, such as reviewing correspondence between the freeholder and leaseholder, reviewing the lease itself (some leases are over 100 years old) and flats in the same block with disparity between their leases.

Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Staines?

House being built

Based on Land Registry information, 93 newly-constructed homes have been bought in Staines in 2018 so far. The average sale price of a new build property in Staines is £462,933.

A new-build conveyancing solicitor in Staines must be familiar with Staines-specific considerations and the extra complexities associated with new build, such as verifying rights of access and dealing with failures to arrange warranty provider inspections.

With our new build team, you will get an independent assessment of the legal title of the house or apartment, with close attention paid to issues like the home's future mortgageability and excessive ground rent and service charges (where applicable).

Conservation areas in Surrey

Whether you are intending to buy a listed character property or a Georgian town house, if the property is in a designated conservation area, your plans to alter the property may not be accepted by Runnymede Borough Council.

These building controls may include a wide range of constraints from restrictions on the style and height of boundary walls, to restrictions preventing paving over the front garden.

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

Your conveyancing solicitor will address whether your planned purchase is located one of Staines's conservation areas.

Conveyancing - Selling a property in Staines

Conveyancing for a sale of a home is less demanding than for a property purchase. When buying, the principle of 'buyer beware' means that the onus lies entirely with the buyer to determine whether the property they are purchasing is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Staines acting for the existing owner need only respond to questions set by the buyer's conveyancing solicitor.

What could put a property sale at risk?

Properties can face any number of legal issues (e.g. a boundary dispute or a historical dispute with a freeholder) that have the capacity to delay a sale for weeks (or worse).

You shouldn't ignore this and hope any such problems will go away. Instead, talk to a professional, face the issues head on, and find a solution as soon as you can.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold

Conveyancing for a leasehold property is significantly more difficult than it is for a freehold home.

Conveyancing solicitors in Staines will also need to carry out additional work, which could include requesting management company information, through to details of any consents for improvements made to the flat.

To reduce delays, it is highly recommended that the seller instructs a leasehold-specialist conveyancer as soon as the decision is made to sell.

Can Quittance conveyancers act for the buyer and the vendor in a single transaction?

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale. However, a CLC-regulated conveyancer, can act for both sides.

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

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Conveyancing - Remortgaging a property in Staines

The main reason people remortgage a home is to secure a lower interest rate. There are also any number of other reasons to think about remortgaging, including consolidating loan repayments, or moving from a tracker to a fixed-rate.

A proactive conveyancing solicitor in Staines will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer will need to act for both you and the new lender, in order to ensure the lender's capital is protected.

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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