Updated: October 12, 2018

Thurrock conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Thurrock

Conveyancing solicitor fees are paid conveyancing solicitors in Thurrock for carrying out the legal work for a property transaction.

Are Thurrock conveyancing fees and costs fixed?

Some conveyancing solicitors in Thurrock carry out the legal work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your quote sets out exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent fees or Land Registry fees.

See: A guide to all conveyancing fees

How much will conveyancing in Thurrock cost in total?

Conveyancing fees in Thurrock will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, e.g. transport searches, may be needed and council search fees will vary.

There are no hidden fees or costs to be paid with Quittance. For a standard 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Thurrock

Thurrock is an Essex borough, which includes the districts of Grays and Tilbury. Its good communication links to central London (journey times from Grays to Fenchuch St are only 35 minutes) have made it popular with commuters looking for affordable property.

Another key factor in the attractiveness of the district to families is the amount of green space - with more than half the borough designated as green belt.

Thurrock is already an important international trade centre and has been identified as part of the Thames Gateway redevelopment zone creating further opportunities for industrial and commercial development.

Conveyancing for home buyers

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of English property law. This maxim no longer applies, however, a purchaser must still investigate their intended purchase.

A conveyancing solicitor in Thurrock will offer professional advice after making their enquiries, help with resolving any problems and register the title in the new owner's name.

This section gives useful advice for homebuyers searching for conveyancing solicitors in Thurrock.

Your Thurrock conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like Tesco Bank or a niche lender such as the Hinckley and Rugby Building Society, before you instruct a conveyancing solicitor in Thurrock it is vital that you check that they can act in the interests of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some banks and building societies will only work with a restricted list (called a 'lender panel') of firms that match certain criteria.

If that is the case, the lender will need a different legal firm to act in their interests, and you will usually need to pay this substitute solicitor's fees. This can push back the completion date of the purchase.

Neglecting to check your lawyer's lender panel status could mean serious delays.

Quittance Conveyancing are on the panel of all banks and other lenders.

Conveyancing Searches (Thurrock Council)

Residential property searches are carried out by Thurrock conveyancing solicitors in order to identify issues that might possibly affect how much your home will be worth. They include:

  • Local Authority search - includes a list of planning decisions that could affect the property
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Chancel repair liability - some Thurrock property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Homebuyers will be made aware if your mortgage lender needs any further searches, for example a more detailed flood report or a disadvantaged area search.

Homebuyers should expect to wait around 5 weeks for Local Authority searches from Thurrock Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Checking planning permission status

The buyer's conveyancing solicitor will also order an 'Official Copy of the Title Register' from HM Land Registry. This will help to identify any planning issues. Examples of these include discrepancies between the property boundaries and the title plan or rights or restrictions on how the property may be used.

Thurrock Council Council Tax

The council tax paid by a homeowner is based on a number of criteria including the number of occupants aged over 18 and the value of the property as determined by the VOA in 1991. For example, for an average Band E property in Thurrock, the amount due would be £1,867.

A conveyancing solicitor in Thurrock will inform a purchaser of the home's council tax band once this is confirmed by the searches.

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 reduces the tax due to 75% which would equal £1,400.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where an occupation is prohibited by law such as a compulsory purchase order.

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

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Anchorage House
High St
Chatham
ME4 4WD
Kent

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Thurrock properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. The current stamp duty threshold for residential properties is £125k.

Quittance's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

See examples for typical local properties:

  Average sale price (2017) Stamp Duty
Average price £287,856 £4,392.80
Average price (detached) £440,398 £12,019.90
Average new build £385,003 £9,250.15

Stamp duty relief for first-time buyers in Thurrock

For first-time buyers, stamp duty is only payable on purchases over £300k. Following the autumn statement, second home buyers have had to pay an SDLT surcharge of 3%. So if a second home was bought for £287,856 then the SDLT total will be £23,028.48.

Conveyancing solicitors in Thurrock will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Thurrock

New build site

Purchasing a leasehold property is not as straightforward as purchasing a freehold home. There are any number of legal technicalities that could be lying in wait for the unsuspecting purchaser, including exponential ground rents, freeholds sold without first refusal to leaseholders and unpaid service charges by the existing leaseholder.

Inaccurate leasehold advice, from an inexperienced property lawyer, can have costly, long-term consequences.

If you are planning to buy a house or flat with a lease, a good conveyancing solicitor in Thurrock will consider potential leasehold issues, e.g. :

  • understanding regional and era-specific nuances of leases
  • annual statements of account and budgets for service charges
  • managing agent practices
  • residents? management company
  • insurance reinstatement covenants

Make sure that you are fully-informed regarding your planned purchase - You can call our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Thurrock?

House being built

According to data gathered by Her Majesty's Land Registry, 2 new build homes have been bought in Thurrock in 2018 so far. The average price for Thurrock new build properties is £340,000.

Buying a new build home is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a Thurrock conveyancing solicitor must be aware of Thurrock-specific issues and should check a range of issues, like dealing with fast exchange timeframes and confirming building regulation compliance.

Our new build conveyancing department will provide an expert assessment of the property's legal status, and in particular concerns ranging from unfair leasehold conditions to an assessment of other risks, such as future local development.

Conservation areas

Your conveyancing solicitor will need to check whether the home you are planning to buy is in a conservation area in Thurrock. If it is, the property will be affected by certain constraints. Referred to as Article 4 directions, these conditions may include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Conservation areas in Thurrock include Fobbing, Horndon on the Hill and Orsett. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Thurrock's conservation areas.

Conveyancing - Selling a property in Thurrock

The legal work involved in a sale of a home is less complicated than for a purchase. The buyer's conveyancing solicitor will carry out due diligence on the legal title of your home. Conveyancing solicitors in Thurrock acting for the vendor effectively just answers the buyer's questions.

What factors could threaten your sale?

A home will often come with a broad spectrum of possible issues (for example having previously suffered from a flood event) that might delay a purchase for several weeks.

It is generally advisable for vendors to handle such issues as soon as they come to light.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat (leasehold houses are not common) is quite a lot more difficult compared to a freehold house.

Conveyancing solicitors in Thurrock will also need to carry out additional work. This can involve liaising with the management company to obtain the managing agent pack, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

It is recommended that the seller instruct a property lawyer as soon as the property is marketed, if not before, to reduce leasehold-related delays.

Can your conveyancing solicitors act for both parties?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, SRA rules prevent the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a home in Thurrock, and a Quittance solicitor is acting for the other side, you may want to instruct a property solicitor firm in Thurrock to undertake your legal work.

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Conveyancing - Remortgaging a property in Thurrock

The main reason people remortgage is to reduce the monthly repayments. There are also a number of other reasons to remortgage, including moving to an offset mortgage, or consolidating debts.

A good conveyancing solicitor in Thurrock will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

Your property lawyer should also be able to act for the new mortgage provider. Our conveyancers are panel members of all major banks and building societies, so whether you are changing to an interest-only mortgage with RBS or to a capped-rate mortgage with the Yorkshire Bank, Quittance can help.

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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