Updated: October 12, 2018

Tooting conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Tooting

Conveyancing solicitor fees will be paid to conveyancing solicitors in Tooting for handling the legal work for your move.

How are Tooting conveyancing fees calculated?

Some conveyancing solicitors in Tooting work on an hourly-rate basis. We work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as local authority searches or landlord's notice fees.

See: A guide to all conveyancing fees

How much will conveyancing in Tooting cost in total?

Conveyancing fees in Tooting will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a Coal Authority search, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Tooting

When carrying out the conveyancing for a homebuyer, a conveyancing solicitor in Tooting will carry out due diligence on the tenure and investigate the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

The buyer's lawyer will offer suggestions and advice once their enquiries are complete, iron out any legal issues and register the title in the new owner's name.

This part of the article discusses the aspects of the buying process for conveyancing solicitors in Tooting where specialist conveyancing skills may be useful.

Your Tooting conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Tooting, you need to check that they are on the approved solicitor panel of your chosen lender, whether you are obtaining a mortgage from the Hinckley and Rugby Building Society, Halifax or any other lender.

A lot of mortgage lenders will only accept a select panel of solicitors or licensed conveyancers that have achieved certain benchmarks. If a solicitor can't act for your chosen lender, the lender will probably need a second legal firm to complete the legal work.

You will usually need to pay this second lawyer's costs and the conveyancing process could take much longer.

Your home move can be seriously delayed if you fail to check your property lawyer's lender panel status.

Our solicitors can act on behalf of all mortgage lenders.

Property Searches (Wandsworth Borough Council)

Searches are carried out by Tooting conveyancing solicitors to expose any broader issues that might potentially affect how much the property you intend to buy will be worth.

Lenders also need to see conveyancing search packs to be applied for. Required searches will include:

  • Local Authority search - planning and development details from Wandsworth Borough Council records
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - describes the insurance to protect against any liability owed by Tooting properties for local parish repairs.

Your conveyancer will tell you if your lender wants any more searches, e.g. an HS2 search or a more detailed plan search.

The average lead time for property searches provided by The London Borough of Wandsworth is 4 weeks. Your conveyancer will recommend using a faster search agent.

Planning permissions

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

London Borough of Wandsworth Council Tax

London Borough of Wandsworth calculate council tax on Tooting homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, a residential property in the London Borough of Wandsworth area in Band C would pay £642 per annum.

A conveyancing solicitor in Tooting will inform the 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 £482.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee.

Band London Borough of Wandsworth Tax (2018)
A £482
B £562
C £642
D £723
E £883
F £1,044
G £1,204
H £1,445

Is it possible to appeal?

In the 2016/17 financial year, 30 council tax challenges were made, of which 10 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Tooting properties

Stamp Duty Land Tax 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 the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See Stamp Duty Land Tax examples for homes in London:

  Average selling price (February 2018) Stamp Duty Land Tax
Average price £839,875 £31,993.75
Average price (detached) £1,973,730 £150,597.60
Average new build £64,786 £0.00

Stamp duty relief for first-time buyers in Tooting

Relief is available on home purchases below £300k for first-time buyers. If you are buying a second home for more than £40,000 then you will have to pay a 3% surcharge. For example, if a property owner bought a second property in Tooting for the average price of £839,875 the SDLT would be £67,190.00.

Tooting conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Tooting

New build site

It is not recommended to buy a leasehold house or flat if you are unaware of the implications. Numerous technical issues may be awaiting the unsuspecting buyer, such as exponential ground rents and undisclosed major works.

Erroneous leasehold advice, from a property lawyer who has only ever worked on freehold purchases, could have serious financial consequences.

A expert conveyancing solicitor in Tooting will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • reviewing correspondence between the freeholder and leaseholder
  • annual statements of account and budgets for service charges
  • flats with varying lease terms
  • external decorations

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Tooting?

House under construction

The average value of Tooting new builds is £449,784. 450 newly-constructed homes have been bought in Tooting in 2018 so far.

A new-build conveyancing solicitor in Tooting must be familiar with both local issues and the extra complexities of new build, e.g. helping with mortgage offer extension terms and handling initial Land Registry registration.

Our conveyancing team are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

London Conservation areas

If you are purchasing a property in a conservation area in Tooting, the property must not breach any conservation area conditions. These restrictions, called Article 4 Directions, may include:

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

If a property is in breach, the local authority can instruct the owner to 'undo' the recent changes, even if the previous owner carried out the alterations.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Tooting.

Conveyancing - Selling a property in Tooting

The legal process for a property sale is less demanding than for a property purchase. The buyer's conveyancing solicitor needs to carry out extensive research into the property and its legal title. Conveyancing solicitors in Tooting acting for the seller essentially just replies to the solicitor's standard and additional enquiries.

Why do sales fall through?

A property can face a series of challenges (such as not being registered at the Land Registry or having previously suffered from a flood event) which could prevent a sale from completing.

In most cases, you should address any such problems immediately.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more time-consuming compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Tooting must undertake additional legal work, for example getting all relevant freeholder information, through to details of any consents for alterations.

It is recommended that you instruct a lawyer as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.

Can your conveyancing solicitors act for the buyer and the vendor of the same property?

SRA regulations restrict the same solicitor from working on behalf of both sides in a property sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

If you are buying or selling a property in Tooting, and a Quittance solicitor is carrying out the legal work for the other side, you can contact a local Tooting conveyancing solicitor firm to carry out your legal work.


Conveyancing - Remortgaging a property in Tooting

By far the most common reason people remortgage their home is to save money with a lower rate. There are also other reasons to remortgage, for example extending the mortgage term, or switching from interest-only to repayment.

You will typically be able to benefit from a lower rate faster by using a more efficient conveyancing solicitor in Tooting. 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 onto your new rate as quickly as possible.

It is important that the property lawyer handling your remortgage is also able to act for the new mortgage provider. Our conveyancing team are on the panel for all major lenders. So whether you are changing to a 100% mortgage with Santander or to a long-term fixed mortgage with the Buckinghamshire Building Society, our remortgage team can assist.

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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