Updated: October 12, 2018

Stanford Le Hope conveyancing solicitor fees

No Move, No Fee conveyancing in Stanford Le Hope

Conveyancing solicitor fees will be paid conveyancing solicitors in Stanford Le Hope for the legal work associated with buying or selling a property.

Do Stanford Le Hope conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Stanford Le Hope who carry out the legal work on a cost per hour basis. Your conveyancing quote sets out what fees you will need to pay when your sale or purchase completes.

What are disbursements?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as bankruptcy searches or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will the total Stanford Le Hope solicitor conveyancing fees be?

Although conveyancing fees in Stanford Le Hope will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, the fees we quote are the fees you pay. 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Stanford Le Hope

As a key part of the conveyancing for a homebuyer, a conveyancing solicitor in Stanford Le Hope will investigate the title of the property and make their "report on title".

Following their enquiries the lawyer will offer suggestions and advice and will offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

This section provides useful guidance for people who need conveyancing solicitors in Stanford Le Hope for a purchase.

Your Stanford Le Hope conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Barclays Bank or a niche lender such as the Holmesdale Building Society, before instructing a conveyancing solicitor in Stanford Le Hope it is vital that you check that they are on the approved solicitor panel of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies only accept a select panel of solicitors or licensed conveyancers that meet stringent criteria.

If this is the case, the lender will probably require a different solicitor firm to complete the legal work, and you will then have to cover this second solicitor's costs. The additional work can mean the process takes much longer.

Delays can arise if you do not confirm your property lawyer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.

Thurrock Council searches

Searches are enquiries made by Stanford Le Hope conveyancing solicitors to highlight issues affecting the property being purchased.

Searches are primarily carried out to satisfy the conditions of the lender. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specialised searches, such as a tin mining search or a contaminated land report, may also be recommended in the initial LA and Environmental searches.

Thurrock Council has an estimated turnaround time of 5 weeks for conveyancing searches. As a result, quicker regulated searches will be recommended.

Checking planning status

Your conveyancing solicitor will also order official entries from HM Land Registry. This will help to identify any planning issues, such as errors on the title plan or restrictive covenants governing the use of the property.

Thurrock Council Council Tax

Thurrock Council calculate council tax on Stanford Le Hope 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 £1,358.

Stanford Le Hope conveyancing solicitors will inform the buyer of the home's council tax band once they are made aware.

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 £1,018.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or where the property (land) is a boat mooring or caravan pitch. More recently-built property is assessed by the Valuation Office Agency and allocated a banding.

Band Thurrock Council Tax (2018)
A £1,018
B £1,188
C £1,358
D £1,527
E £1,867
F £2,206
G £2,545
H £3,054

What to do if you suspect your new home is incorrectly valued

The Valuation Office Agency should reassess a property's band on request. To appeal contact:

Valuation Office Agency
Anchorage House
High St

Stamp Duty on Stanford Le Hope properties

Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

The current SDLT threshold for residential properties is £125k.

Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See examples for typical local properties:

  Average selling price (2017) SDLT
Average price £319,100 £5,955.00
Average price (detached) £485,686 £14,284.30
Average new build £455,251 £12,762.55
Homeowners must pay a higher rate of SDLT when buying a second home. For example, if a homeowner bought a second home in Stanford Le Hope for the average price of £319,100 the SDLT would be £25,528.00.

Stamp duty relief for first-time buyers in Stanford Le Hope

In November 2017, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300k.

Stanford Le Hope conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Stanford Le Hope

New build site

Buying a leasehold property if you are unaware of the implications is not recommended. The numerous common problems lying in wait for the unsuspecting buyer can include:

  • reversionary interests
  • leases with fewer than 80 years to run
  • ground rent multipliers
Serious consequences can result from a solicitor's bad leasehold advice.

If you intend to buy a house or flat with a lease, a competent conveyancing solicitor in Stanford Le Hope will address aspects of leasehold, e.g. reviewing the lease, dealing with freeholders and managing agents and service charge records from the last three years.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Stanford Le Hope?

House under construction

88 brand new homes were purchased in Stanford Le Hope last year, according to data compiled by HMLR. The average purchase price of new build properties in Stanford Le Hope is £455,251.

A new-build conveyancing solicitor in Stanford Le Hope must be familiar with regional factors and the specific issues associated with new build, e.g. handling reservation fees and negotiating new build contracts.

With our new build team, you will get an accurate and truly impartial assessment of the legal title of the house or apartment, looking out for issues like the home's subsequent marketability and sharply increasing ground rent and service charges (where applicable).

Conservation areas in Essex

Moving to a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your residential property.

These conditions, called Article 4 Directions, may include a wide range of constraints from restrictions on joinery colour choices, to a prohibition on roof terraces.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Stanford Le Hope.

Conveyancing - Selling a property in Stanford Le Hope

The legal process for a property sale is simpler than for a property purchase. The buyer's conveyancing solicitor carries out a full legal review on the legal title of your home, whilst conveyancing solicitors in Stanford Le Hope acting for the vendor mostly just collates information and answers the purchaser's enquiries .

What could put the sale of your home at risk?

Properties can face potential complications (for example missing planning permission or not having permission for alterations when in a conservation area) that can protract the conveyancing process.

Don't bury your head in the sand in the hope that any issues won't be spotted. Instead, talk to a professional and work to resolve it as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is a great deal more protracted than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Stanford Le Hope will usually undertake additional tasks, which could include requesting an up-to-date service charge statement or any details of any ongoing enfranchisement process.

It is highly recommended that the vendor contact a property lawyer as early in the process as possible, and preferably before going on the market, to mitigate predictable leasehold delays.

What if Quittance is already acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a property sale and purchase.

You could contact a law firm in Stanford Le Hope to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.


Conveyancing - Remortgaging a property in Stanford Le Hope

The main reason people remortgage a home is to secure a better rate of interest. There are other reasons to switch lenders or mortgage deals, such as getting onto a longer fixed-rate term, or releasing funds to help pay for home improvements.

A proactive conveyancing solicitor in Stanford Le Hope can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a critical factor in securing the rate you want.

Your property lawyer needs to be able to act for the new mortgage lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are moving to a 100% mortgage with Birmingham Midshires or to a variable-rate mortgage with the Coventry Building Society, our remortgage team can assist.

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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