Updated: October 12, 2018

Sutton conveyancing solicitor fees

No Move, No Fee conveyancing in Sutton

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Sutton for the legal work for a home sale or purchase.

Do Sutton conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Sutton work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your conveyancing quote will explain exactly what you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty Land Tax (SDLT) or managing agent fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Sutton cost in total?

Sutton conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. a mining search, may be needed and Local Authority (LA) Search fees will vary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Sutton

Situated on the edge of the North Downs, Sutton is the principal town of the London Borough of Sutton. It is one of London's greenest boroughs, with 607 hectares of green space and 16 parks.

Average house prices are around 30% cheaper than the rest of the capital, but prices are rising faster than other areas due to the town's good schools and close links to central London.

Sutton is one of 13 metropolitan centres in the London Plan and there are proposals to build more new, high quality, efficient and affordable homes for local people.

Conveyancing for buyers

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property to the buyer.

It remains, however, the duty of the Sutton conveyancing solicitor to investigate the property, and report back in detail to the buyer and the lender, make practical suggestions and ensure that the full legal ownership is transferred.

The following provides useful guidance for homebuyers who want conveyancing solicitors in Sutton.

Your Sutton conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Godiva Mortgages, Lloyds Bank or any other lender, before you appoint a Sutton conveyancing solicitor you must confirm that they can act for your chosen lender.

A lot of lenders are only prepared to work with a restricted group of solicitors or licensed conveyancers. If a solicitor cannot act for your chosen lender, the lender will likely require an alternative solicitor firm to act in their interests.

You will be expected to pay this substitute solicitor's costs, and the conveyancing process can take much longer.

Neglecting to check the lender panel membership of your property lawyer could result in significant delays.

Quittance Conveyancing are approved members of all lender panels.

Conveyancing Searches (Sutton Borough Council)

Searches will be applied for by Sutton conveyancing solicitors in order to identify planning, development and environmental issues that might possibly affect how much your home will be worth.

Mortgage lenders also usually require searches (as set out in the CML Handbook) to be obtained. These include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Your conveyancer will make you aware if your mortgage lender requires any more searches, such as a highways authority search or a geological search.

The typical turnaround time for Residential property searches delivered by The London Borough of Sutton is 7 weeks, so it will be worthwhile to use a quicker private search company.

Planning documents

The buyer's conveyancing solicitor will request office copies from HM Land Registry. This will help to expose potential planning issues. These issues could include restrictions that limit alterations or outbuildings missing from the title plan.

London Borough of Sutton Council Tax

As a homeowner in Sutton, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, a house in the London Borough of Sutton area in Tax Band E would pay £1,959 per annum.

Conveyancing solicitors in Sutton will inform a purchaser of the property's band after 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 £1,469.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property was left empty by a bankrupt person.

Band London Borough of Sutton Tax (2018)
A £1,069
B £1,247
C £1,425
D £1,603
E £1,959
F £2,315
G £2,671
H £3,206

Can I challenge my council tax band?

In 2016/17, 30 council tax challenges were made, of which 10 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
2nd Floor
1 Francis Grove
London
SW19 4DT

Stamp Duty on Sutton properties

After a property sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

If your home costs more than £125k then you will have to pay stamp duty.

Quittance use smart case management systems to ensure that mistakes are not made on the stamp duty process.

See table below for stamp duty examples for properties in Sutton:

  Average sale price (2017) Stamp Duty
Average price £402,108 £10,105.40
Average price (detached) £747,210 £27,360.50
Average new build £336,546 £6,827.30

Stamp duty relief for first-time buyers in Sutton

First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. E.g. if a second property was bought for £402,108 then the stamp duty including the surcharge would be £32,168.64. .

Conveyancing solicitors in Sutton should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Sutton

New build site

Research suggests that over 100,000 homeowners in the UK face property leases with unreasonable lease conditions. The numerous common problems awaiting the unsuspecting purchaser can include reversionary interests, undisclosed major works and increasing ground rents.

Inaccurate leasehold advice, from a solicitor lacking in specialist knowledge, could have serious financial implications.

A experienced conveyancing solicitor in Sutton will address aspects of leasehold, e.g. :

  • reviewing the lease itself (some leases are over 100 years old)
  • current-year service charge estimates
  • managing agent practices
  • reserve funds
  • buildings insurance apportionments

Ensure that you are aware of all the potential issues and costs associated with the lease - You can call our team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Sutton?

House under construction

The average value of a new build in Sutton is £394,923, according to local information gathered by HMLR. 13 new build houses and flats have been bought in Sutton in 2018 so far.

A new-build conveyancing solicitor in Sutton must be well-versed in local Sutton issues and the extra complexities associated with new build, e.g. checking planning conditions have been fulfilled and dealing with fast exchange timeframes.

Our expert new build team provide an accurate and truly independent assessment of the property's legal status, with a close eye on concerns like problematic leasehold terms and sharply increasing ground rent and service charges (where applicable).

Conservation areas

When carrying out the legal work for a home in Sutton, a conveyancing solicitor will confirm whether the residential property is in one of Sutton's conservation areas. If it is, the home could be affected by certain constraints. These constraints, referred to as Article 4 Directions, could include anything from restrictions on the addition of a porch, to restrictions on joinery colour choices.

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

Conservation areas in Sutton include Carshalton Park, Beddington Village and Church Lane. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Sutton.

Conveyancing - Selling a property in Sutton

Conveyancing for a sale of a home is simpler than when purchasing. The buyer will have to carry out a detailed investigation on the legal title of your home. Conveyancing solicitors in Sutton acting for the seller, however, effectively just gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .

What could put your home sale at risk?

A home can be burdened by numerous possible complications (for example not having a building regulations completion certificate or being in an area threatened by local development) that can frustrate a sale.

In the majority of cases, it is a good idea for vendors to address such issues immediately.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is quite a lot more technical than for a freehold property.

Sutton conveyancing solicitors will also carry out additional work, and this could include sourcing the latest service charge and ground rent statement, through to details of any unresolved disputes.

In order to resolve any leasehold problems faster, it is recommended that you instruct a solicitor as early in the process as possible, and potentially before going on the market,.

Can your conveyancing solicitors act for both parties?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You could contact a property solicitor firm in Sutton to undertake your conveyancing, if one of our conveyancing solicitors is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Sutton

Saving money on a better rate is usually why homeowners decide to switch lenders. There are other reasons, such as wanting a more flexible mortgage, or consolidating loan repayments.

You can benefit from a lower rate faster with a more efficient conveyancing solicitor in Sutton, accelerating the time taken to complete the process. With the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

A property lawyer will act for both you and your new bank or building society, in order to confirm the lender's interests are safeguarded.

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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