Updated: October 12, 2018

Stanmore conveyancing solicitor fees

No Move, No Fee conveyancing in Stanmore

Conveyancing solicitor fees are paid to conveyancing solicitors in Stanmore for the legal work involved in moving home.

Do Stanmore conveyancing solicitors work on a fixed fee basis?

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

Are there any other costs?

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. These include costs like bankruptcy checks or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Stanmore cost?

Stanmore conveyancing solicitor fees should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, e.g. a flooding search, may be necessary and Local Authority Search fees can vary.

There are no hidden fees or costs to be paid with Quittance. For standard conveyancing transactions, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Stanmore

Recent changes to the law mean that a seller must now disclose issues concerning their property to the buyer.

It remains, however, the duty of the conveyancing solicitor in Stanmore to investigate the property, and report back to the purchaser and the mortgage lender (if applicable), help with resolving any problems and register the title in the new owner's name.

The following examines those areas of the legal process for conveyancing solicitors in Stanmore that require specialist knowledge.

Your Stanmore conveyancing solicitor must be lender-approved

Before you appoint a Stanmore conveyancing solicitor, you must confirm that they are on the approved solicitor panel of your lender, whether you are obtaining a mortgage from Secure Trust, the Royal Bank of Scotland or any other lender.

Your conveyancer may be unable to act for your lender, because some mortgage lenders will only work with a restricted panel of firms.

If this is the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. Resulting delays can jeopardise the whole purchase.

Neglecting to check the lender panel status of your property lawyer can result in significant delays.

Quittance Conveyancing are approved members of all lender panels.

Harrow Borough Council searches

Property searches are questions submitted to a number of authorities by Stanmore conveyancing solicitors to provide information about the home you want to buy.

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

More pertinent searches, such as a Crossrail search or a contaminated land report, may also be recommended following the initial searches.

Homebuyers should expect to wait roughly 4 weeks for conveyancing searches provided by The London Borough of Harrow. Your lawyer could instead use faster personal searches.

Planning permissions

The conveyancing solicitor acting for the buyer will request official entries from the Land Registry. This will help to reveal planning issues, such as right of access issues or discrepancies with the filed plan.

London Borough of Harrow Council Tax

The amount of council tax a homeowner in Stanmore will pay to London Borough of Harrow will depend on the property's value and the number of residents. E.g. a house in the London Borough of Harrow area in Band E would pay £2,064 per annum.

Stanmore conveyancing solicitors will inform the buyer 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 £1,548.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency (VOA) work out bands for newly-built homes, and where the owner has requested a revaluation.

Band London Borough of Harrow Tax (2018)
A £1,126
B £1,314
C £1,501
D £1,689
E £2,064
F £2,440
G £2,815
H £3,378

Is it possible to reduce my council tax band?

A property owner can also apply for their property to be reassessed. To challenge your banding contact:

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

Stamp Duty on Stanmore properties

The threshold for Stamp Duty Land Tax for a property is £125k.

Steep fines await those who miss the SDLT payment deadline.

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

See SDLT examples for properties in Stanmore:

  Average sale price (2017) SDLT
Average price £632,075 £21,603.75
Average price (detached) £1,314,090 £75,159.00
Average new build £553,986 £17,699.30
Following the recent budget statement, second home buyers have had to pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second property in Stanmore for the average price of £632,075 the SDLT would be £50,566.00.

Stamp duty relief for first-time buyers in Stanmore

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

Stanmore conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Stanmore

New build site

It can be costly to purchase a leasehold house or flat without knowing what you are getting into. The many potential complications awaiting the unsuspecting purchaser can include sub-letting restrictions and doubling ground rents.

Incomplete leasehold information, delivered by a lawyer lacking in specialist knowledge, could have serious financial implications.

A experienced conveyancing solicitor in Stanmore will address aspects of leasehold, e.g. reviewing the lease itself (leases can be 10's or even 100's of years old), managing agent practices and any recent demands for service charges and ground rent.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - You can call our specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Stanmore?

Building site

According to HM Land Registry data, the average purchase price of new build property in Stanmore is £553,986. 74 brand new properties were purchased in Stanmore last year.

A new-build conveyancing solicitor in Stanmore will need to be aware of both local Stanmore factors as well as the added complexities of new build, e.g. handling deposits and confirming right of way over drains and sewers.

Our team of new build conveyancers deliver an impartial appraisal of the property's legal status, with close attention paid to considerations like the home's future marketability and excessive ground rent and service charges (where applicable).

Conservation areas in London

When acting for the purchaser of a property in Stanmore, a conveyancing solicitor will check if the house is in a conservation area in Stanmore. If it is, the home will be affected by specific conditions. These conditions, called Article 4 Directions, could include restrictions on the removal or addition of front boundary walls, restrictions on the erection of outbuildings or restrictions on the addition of cladding.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Stanmore

The legal work involved in a house sale is normally less troublesome than when purchasing. When a house or flat changes hands, the responsibility lies entirely with the buyer to establish that the house or flat is mortgageable and free from legal issues.

On the other hand, when selling, conveyancing solicitors in Stanmore acting for the existing owner need only respond to enquiries made on behalf of the buyer.

What could jeopardise the conveyancing process?

Issues, such as not having permission for alterations when in a conservation area or not having suitable right of way, could endanger the sale conveyancing process if they are ignored.

It is generally recommended that sellers tackle such issues head on.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The legal work for a leasehold flat or house is a great deal more time-consuming in comparison with a freehold house.

Conveyancing solicitors in Stanmore must usually carry out further legal work, which could include obtaining the most recent annual service charge accounts, through to details of planned major works.

Vendors should instruct a lawyer as early in the process as possible, potentially before putting the property on the market, to help mitigate predictable leasehold delays.

What if you are already acting for the other side?

SRA rules restrict a single 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 parties.

You could instruct a property solicitor firm in Stanmore to carry out your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Stanmore

Whilst homeowners consider remortgaging for a range of reasons, homeowners usually remortgage simply to get a better rate.

Homeowners should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in Stanmore, shortening the time the conveyancing takes. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

So that they can make sure that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new bank or building society.

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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