Award-winning No Move, No Fee conveyancing for Thornton Heath home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a property and need conveyancing solicitors in Thornton Heath, our specialist no sale - no fee property lawyers can assist.
We offer 100% fixed conveyancing fees, and because we focus on better communication between all parties, you will always stay informed about the progress of your move.
If, for whatever reason, your property sale or purchase does not ultimately go ahead our no move no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Thornton Heath's most communicative conveyancing service
According to a survey by the Law Society, 46% of the people asked said that it was poor communication that unnecessarily delayed their home move.
The Law Society's CQS Client Charter is geared towards encouraging better conveyancing solicitor communication.
Despite this, according to a survey carried out by the Conveyancing Association, over a fifth of transactions fall through as the result of delays caused by inefficient communication.
Our Thornton Heath conveyancing solicitors aim to provide you with a proactive and informative conveyancing service wherever you are, through your preferred medium, 7 days a week:
- Cheapest Thornton Heath conveyancing solicitor fees
- DDI and email address for your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
- View your complete file online
- Instant updates via smartphone, tablet and PC
Updated: October 12, 2018
Thornton Heath conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Thornton Heath
Conveyancing solicitor fees are what you pay to conveyancing solicitors in Thornton Heath for handling the legal work for your move.
Do Thornton Heath conveyancing solicitors work on a fixed fee basis?
Our conveyancing solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Thornton Heath who will work on a price per hour basis. Your conveyancing quote will set out exactly what you will need to pay when your property transaction has completed.
Are there any other costs in addition to conveyancing fees?
In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Land Registry fees or office copies.
How much will the total Thornton Heath solicitor conveyancing fees be?
Thornton Heath conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flood plain search, may be necessary.
For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Thornton Heath
Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes.
It is, however, still the duty of the conveyancing solicitor in Thornton Heath to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and register the new owner's title at the Land Registry.
The following section considers those residential property types that may carry risks for homebuyers looking for conveyancing solicitors in Thornton Heath.
- Conveyancing solicitors in Barnet
- Conveyancing solicitors in Croydon
- Conveyancing solicitors in Edmonton
- Conveyancing solicitors in South London
- Conveyancing solicitors in London
Your Thornton Heath conveyancing solicitor must be lender-approved
Property purchasers have access to a broad selection of mortgage lenders, from a financial institution like St James Place Bank, to a major lender such as Barclays Bank. Before selecting a Thornton Heath conveyancing solicitor, whoever you choose, you must confirm that they are on the approved solicitor panel of your chosen lender.
Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders will only accept a restricted panel of solicitors or licensed conveyancers that pass strict standards.
In this case, the lender will likely require an alternative law firm to act in their interests, and you will be expected to pay this substitute lawyer's fees. Resulting delays can jeopardise the whole purchase.
Our conveyancing solicitors are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Croydon Borough Council)
Property searches will be applied for by Thornton Heath conveyancing solicitors to help spot any wider issues that might have an impact on how much the property you intend to buy will be worth. They include:
- Local Authority (LA) search - includes the LLC1 and CON29 which includes whether there is a certificate of lawfulness of use
- Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
Your lawyer will notify you if your mortgage lender requires any more searches, for example an HS2 search or an energy search.
The London Borough of Croydon has a usual turnaround time of 6 weeks for conveyancing searches. A local search provider will be able to provide this information faster.
Official Entries (or 'office copies') will also be applied for from the Land Registry by your conveyancing solicitor, helping to evidence any planning issues, for example errors on the title plan or restrictive covenants governing the use of the property.
London Borough of Croydon Council Tax
As a homeowner in Thornton Heath, 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. The occupier of a property in Tax Band B, for example, would owe annual council tax of £1,273.
Conveyancing solicitors in Thornton Heath will inform a purchaser of the home's 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 £955.
Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is a student nurse.
|Band||London Borough of Croydon Tax (2018)|
Can I lower my band?
Owners can ask for their property to be reassessed, and a refund may be due if the property is awarded a lower band. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
1 Francis Grove
Stamp Duty on Thornton Heath properties
SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.If a house is valued at over £125k, the property purchaser usually must pay stamp duty.
Quittance's investment in the latest case management system means that HMRC filing rejections are a thing of the past.
The following table illustrates SDLT examples for properties in Thornton Heath:
|Average sale price (2017)||SDLT|
|Average price (detached)||£470,667||£13,533.35|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Thornton Heath
For first-time buyers, stamp duty is only payable on purchases over £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second home. Therefore, if a homeowner in Thornton Heath bought a second home for the average price of £344,150 the SDLT would be £27,532.00.
Conveyancing solicitors in Thornton Heath should ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Thornton Heath
Over 100,000 property owners in the UK face property leases with unreasonable lease conditions. Numerous technical issues may be awaiting an uninformed purchaser, such as:
- spiralling ground rents
- excessive freehold premiums
- unpaid service charges by the existing leaseholder
- reversionary interests
A good conveyancing solicitor in Thornton Heath will investigate aspects of the leasehold purchase, such as :
- reviewing the lease
- dealing with freeholders
- current-year service charge estimates
- short leases
Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.
Buying a 'New Build' property in Thornton Heath?
- new build properties -, according to data compiled by the Land Registry. The average value of a new build home in Thornton Heath is -.
A new-build conveyancing solicitor in Thornton Heath will need to be aware of both local issues and new build's additional complexities, such as confirming Section 38 agreements, dealing with lender conditions and checking new build warranties with warranty providers, including NHBC, LABC New Home Warranty and Aedis.
Our new build team specialise in helping the buyer get the best possible purchase terms and working to tight developer deadlines.
London Conservation areas
When carrying out the legal work for a home in Thornton Heath, a conveyancing solicitor will check if the residential property is in one of Thornton Heath's conservation areas. If it is, the property will be affected by certain constraints. Referred to as Article 4 directions, these constraints could include restrictions on replacing windows, restrictions on extensions normally within Permitted Development rights or restrictions on hard standings at the front of the property.
If a property is in breach, the owner could be required by law to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Thornton Heath.
Conveyancing - Selling a property in Thornton Heath
The legal process for a sale of a house or flat is less complicated than for a property purchase. For a house purchase, the responsibility is on the buyer to establish that the home they are buying is mortgageable and is (or can be) registered at the Land Registry.
On the other side of the transaction, conveyancing solicitors in Thornton Heath acting for the current owner need only answer the purchaser's enquiries.
What factors could threaten your sale?
Properties can face complex issues (for example not having a building regulations completion certificate or being in an area threatened by local development) that have the capacity to prolong the conveyancing process for weeks.
Don't bury your head as it is the buyer's solicitor's job to spot problems. The best course of action is to speak to an expert, square up to the issue(s), and find a solution ASAP.
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
- Boundary disputes - what to do before selling your home
Read more helpful advice for sellers here.
Sale conveyancing for a leasehold property
The legal work for a leasehold flat (houses are rarely leasehold) is much more complex than it is for a freehold home.
Thornton Heath conveyancing solicitors will also need to carry out additional work, which could include contacting the freeholder for managing agent information, through to insurance details.
Given the complexities of leasehold property, it is strongly advised that you contact a conveyancer with leasehold experience as soon as possible, and potentially before going on the market,.
Can Quittance conveyancers act for the buyer and the seller of the same property?
SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both sides.
If you are buying or selling a Thornton Heath home, and we are doing the legal work for the other side, you may wish to contact a property solicitor firm in Thornton Heath to carry out your conveyancing.
Local Thornton Heath conveyancing solicitor directory
- Tilbury Goddard, 792-794 London Road, Thornton Heath, Surrey, CR7 6YQ
- Topstone Solicitors Limited, 797 London Road, Thornton Heath, Surrey, CR7 6AW
- Wimal & Co, 727b London Road, Thornton Heath, Surrey, CR7 6AU
- Deygoo & Co, 50 Foxley Road, Thornton Heath, Surrey, CR7 7DT
- Manis, 3 Thornton Road, Thornton Heath, Surrey, CR7 6BD
Conveyancing - Remortgaging a property in Thornton Heath
Although there are many reasons to remortgage, people usually remortgage to benefit from a lower interest rate.
Homeowners would typically benefit from a lower rate sooner with a more efficient conveyancing solicitor in Thornton Heath. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can play a key role in securing your preferred rate.
It is crucial that the property lawyer carrying out the remortgage can represent your new bank or building society. Our conveyancers are on all major UK lenders' panels, so whether you are moving to a variable-rate with the HSBC or to a repayment mortgage with Birmingham Midshires, our remortgage team can assist.
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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