Updated: October 12, 2018

Stratford London conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Stratford London

Conveyancing solicitor fees are the amounts you pay your Stratford London conveyancing solicitor for the legal work associated with moving home.

How are Stratford London conveyancing fees calculated?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Stratford London who carry out the legal work on an hourly-rate basis. Your quote sets out what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or leasehold information packs.

See: A guide to all conveyancing fees

How much will conveyancing in Stratford London cost in total?

Although conveyancing fees in Stratford London will usually match prices elsewhere in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a mining search, may be needed.

There are no hidden costs or nasty surprises with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Stratford London

Purchase conveyancing requires the conveyancing solicitor in Stratford London to consider a wide range of issues. Examples of such factors are lost title deeds and structural defects affecting the mortgageability of the home.

The property lawyer will feed the results of their enquiries back to the purchaser and their mortgage lender, make practical suggestions and ensure that the full legal ownership is transferred.

The following section considers the kinds of residential property which may involve extra hazards for buyers who need conveyancing solicitors in Stratford London.

Your Stratford London conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a less common lender like Scottish Widows, to a major lender such as Yorkshire Bank. Before appointing a Stratford London conveyancing solicitor, whoever you choose, it is vital that you check that they are on the approved panel of your mortgage lender.

A lot of mortgage lenders are only prepared to work with a restricted group of firms that meet strict criteria. If your conveyancer cannot act for your mortgage lender, the lender will need a second law firm to complete the legal work.

The home buyer will then have to cover this alternate lawyer's costs and significant delays to your move could occur.

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

Our conveyancing solicitors can carry out the legal work for all major and minor mortgage providers.

Newham Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Stratford London conveyancing solicitors to identify issues affecting your planned purchase.

Lenders also usually require searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Your solicitor will notify you if your lender wants any further searches, e.g. a more detailed flood report or a commons registration search.

Homebuyers can expect to wait up to 4 weeks for searches supplied by The London Borough of Newham, so faster personal (as opposed to official) searches will be recommended.

Ensuring planning permission is in place

Official Entries will also be obtained from the Land Registry by your conveyancing solicitor. This will help to highlight planning issues. These issues could include the breach of a restrictive covenant or discrepancies with the filed plan.

London Borough of Newham Council Tax

Council tax is calculated by London Borough of Newham on property value and the number of people living in the property. The occupier of a property in Valuation Band B, for example, would owe annual council tax of £979.

Stratford London conveyancing solicitors will inform the buyer of the property's 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 £734.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or for spouses of students who are not British. Property built after 1991 is assessed by the Valuation Office Agency.

Band London Borough of Newham Tax (2018)
A £839
B £979
C £1,119
D £1,259
E £1,539
F £1,818
G £2,098
H £2,518

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

To challenge your banding contact:

Valuation Office Agency
Cityside House
40 Adler St
London
E1 1EE

From April 2016 to March 2017, 10 council tax challenges were made. 10 were approved and the tax was reduced.

Stamp Duty on Stratford London properties

If you are buying a property in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k. Stamp Duty Land Tax is paid to HMRC (formerly Inland Revenue) by completing an SDLT1 form. The form is lengthy and complex.

Quittance Conveyancing's integrated case management system integrates with online SDLT filing systems to ensure that the Stamp Duty Land Tax is paid in full quickly and accurately.

The following table illustrates stamp duty examples for properties in London:

  Average sale price (February 2018) Stamp Duty
Average price £839,875 £31,993.75
Average price (detached) £1,973,730 £150,597.60
Average new build £64,786 £0.00
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if a homeowner bought a second property in Stratford London for the average price of £839,875 the SDLT would be £67,190.00.

Stamp duty relief for first-time buyers in Stratford London

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

Stratford London conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Stratford London

New build site

The pitfalls associated with buying a leasehold property in the UK are generally well known. Numerous technical obstacles may be awaiting an uninformed buyer, including:

  • marriage value issues
  • overpriced managing agent packs
  • absent freeholders
  • doubling ground rents
Erroneous leasehold advice, from a lawyer lacking in specialist knowledge, could have serious financial consequences.

A specialist conveyancing solicitor in Stratford London will consider possible leasehold issues, including :

  • reviewing the lease itself (some documents can be centuries old)
  • service charges for relevant date periods
  • dealing with landlords
  • managing agent memoranda and articles of association

Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Stratford London?

New build building site

The average price for a new build home in Stratford London is £449,784, according to local information gathered by the Land Registry. 450 new build homes have been bought in Stratford London in 2018 so far.

A new-build conveyancing solicitor in Stratford London needs to be conscious of Stratford London-specific considerations and the extra complexities associated with new build, like handling structural guarantees, verifying rights of easements and registering ownership with warranty providers, including NHBC Buildmark, Advantage and Aedis.

Our team of new build conveyancers deliver an expert assessment of the legal title of the property, with a close eye on considerations ranging from problematic leasehold terms to an assessment of other risks, such as contaminated land hazards.

London Conservation areas

When acting for the purchaser of a property in Stratford London, a conveyancing solicitor will need to check whether the residential property is in a conservation area in Stratford London. If it is, the house will be affected by certain restrictions. These restrictions, referred to as Article 4 Directions, can include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The local council 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 Stratford London's conservation areas.

Conveyancing - Selling a property in Stratford London

The legal process for a house sale usually requires less work than for a purchase. When a house or flat changes hands, the burden is on the buyer to satisfy themselves that the house or flat is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Stratford London acting for the current owner for the most part just answer the buyer's questions.

What could go wrong?

Properties can be burdened by a series of issues (e.g. problems with a party wall agreement or previous or historic subsidence) which may threaten a transaction.

In the majority of cases, you should handle such issues as soon as they come to light.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is quite a lot more technical than it is for a freehold home.

Stratford London conveyancing solicitors will also perform extra work, including obtaining an up-to-date service charge statement, through to details of any deed of variation.

It is highly recommended that you instruct a leasehold expert as soon as an estate agent is chosen to reduce delays.

What if Quittance is already acting for the other side?

SRA regulations prevent a single 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 could contact a property solicitor firm in Stratford London to undertake your conveyancing, if a Quittance conveyancer is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Stratford London

Homeowners remortgage their home for a variety of reasons, such as funding a one-off purchase, or wanting to overpay when the lender refuses. The most common reason, however, is to lower their monthly repayments.

A good conveyancing solicitor in Stratford London can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in getting the mortgage rate you want.

So that they can confirm that the lender's interests are protected, the property lawyer will act for both you and the 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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