Award-winning No Move, No Fee conveyancing for Twickenham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying or selling a property, and need conveyancing solicitors in Twickenham, Quittance Conveyancing's no sale - no fee property lawyers are here to help.
With 100% fixed conveyancing fees and a focus on better communication, our team know how to make your home move less stressful.
In the event that your property sale or purchase does not ultimately go ahead our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Twickenham's most communicative conveyancing service
Slow communication from the licensed conveyancer or solicitor will typically add yet more stress to a home move.
The service quality standards of both the Law Society's CQS and the CLC are heavily focussed on the issue of conveyancing solicitor communication.
Despite attempts by the Council for Licensed Conveyancers and the SRA to address the issue, inadequate communication remains one of the top 5 reasons complaints are made to the Ombudsman.
Quittance Conveyancing's team of Twickenham conveyancing solicitors deliver the most informative and proactive conveyancing service in the UK. We strive to deliver to you the information you need using your preferred method of communication, 7 days a week:
- Cheapest Twickenham conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Access to your complete case online
- Instant progress updates via your chosen method (including SMS, phone and email)
- Contact details of your conveyancer
Updated: October 12, 2018
Twickenham conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Twickenham
Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Twickenham for the legal work associated with moving home.
Do Twickenham conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Twickenham will work on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. We work on a fixed No Sale, No Fee conveyancing basis, with no nasty surprises in the small print. Your conveyancing quote sets out all fees and disbursements you will need to pay when your property transaction has completed.
Are there any other costs?
On top of the conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as property searches or leasehold information packs.
How much will the total conveyancing fees in Twickenham cost?
Conveyancing solicitor fees in Twickenham will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as transport searches, may be needed.
With Quittance Conveyancing, there are absolutely no hidden fees. For a standard conveyancing transaction, 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
Conveyancing - Buying a property in Twickenham
The conveyancing for a homebuyer needs the conveyancing solicitor in Twickenham to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. breached restrictive covenants) to the mortgageability of the property itself.
The buyer's solicitor will feed the results of their enquiries back to the purchaser and their mortgage lender, iron out any legal issues and make sure that the title is registered in the name of the new buyer.
The following considers the types of residential property which may involve extra hazards for people who want conveyancing solicitors in Twickenham for a purchase.
- Conveyancing solicitors in Hounslow
- Conveyancing solicitors in Isleworth
- Conveyancing solicitors in Richmond Upon Thames
- Conveyancing solicitors in Teddington
- Conveyancing solicitors in South West London
- Conveyancing solicitors in London
Your Twickenham conveyancing solicitor must be lender-approved
Before you instruct a Twickenham conveyancing solicitor, you need to check that they can act for your mortgage lender, whether you are obtaining a mortgage from the Hinckley and Rugby Building Society, Bradford & Bingley or any other lender.
Your conveyancer may be unable to act for your mortgage lender, because some mortgage lenders will only work with a restricted list (called a 'lender panel') of law firms.
Should this be the case, the lender will need an alternative firm to carry out the legal work, and you will be expected to pay this alternate lawyer's fees. This can mean the process takes much longer.
Quittance Conveyancing are on the panel of all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Richmond upon Thames Borough Council)
Searches are submitted by Twickenham conveyancing solicitors to unearth problems that could possibly compromise how much the property you intend to buy will be worth. They include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Drainage & Water search||identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.|
|Environmental search||exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"|
|Chancel repair liability||there is a risk that some Twickenham properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.|
Your conveyancer will tell you if your lender wants any further searches, for example a tin mining search or a contaminated land report.
Property purchasers should expect to wait up to 4 weeks for Local Authority searches provided by The London Borough of Richmond upon Thames, so your solicitor will instead apply for quicker personal searches.
Official Entries will also be ordered from HMLR by the conveyancing solicitor acting for the purchaser. This will help to identify potential planning issues, such as right of access issues or errors on the title plan.
London Borough of Richmond upon Thames Council Tax
The council tax paid by a homeowner is based on various criteria such as the number of occupants aged over 18 and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). The occupier of a property in Band E, for example, would owe annual council tax of £2,086.
Conveyancing solicitors in Twickenham will inform the buyer of the home's tax 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 £1,565.
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.
|Band||London Borough of Richmond upon Thames Tax (2018)|
Can I challenge the council tax banding?
Owners can apply for their property to be reassessed. The band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
1 Francis Grove
Stamp Duty on Twickenham properties
The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.When purchasing a home, stamp duty will probably need to be paid if the property is valued at over £125k.
Quittance Conveyancing ensure that the complex SDLT1 form is completed accurately and without delay.
See SDLT examples for properties in Twickenham:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£1,103,620||£54,112.00|
|Average new build||£239,346||£2,286.92|
Stamp duty relief for first-time buyers in Twickenham
First-time buyer stamp duty relief is available on property purchases below £300,000. If you own another property , anywhere in the world you will be subject to an SDLT surcharge of 3%. Therefore, if a homeowner in Twickenham bought a second home for the average price of £699,862 the SDLT would be £55,988.96.
Twickenham conveyancing solicitors will confirm their client pays the right amount.
Buying a flat? Leasehold conveyancing in Twickenham
The drawbacks of purchasing a leasehold house or flat in the UK are generally well known. Ground rent multipliers, reversionary interests and onerous clauses in the lease are only some of the many common complications awaiting the unsuspecting purchaser.
A competent conveyancing solicitor in Twickenham will consider possible leasehold issues, including :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- dealing with freeholders and managing agents
- service charges and whether they have been collected
- missing building regs and planning
- service charge retentions
Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Twickenham?
Based on data collated by the Land Registry, 15 new build properties were purchased in Twickenham last year. The average purchase price of a new build home in Twickenham is £239,346.
Purchasing a new build property can be more involved than any other type of conveyancing. To avoid potential problems a Twickenham conveyancing solicitor must be mindful of local Twickenham issues and should check a range of issues, e.g. handling structural guarantees and checking that any contracts allow for future 'common parts' maintenance.
Quittance Conveyancing deliver a specialist assessment of the legal title of the property, whilst being mindful of concerns like unreasonable leasehold terms and an assessment of other risks, such as regional infrastructure development.
London Conservation areas
Whether you are going to buy a listed character property or an Edwardian house, if the home is in an officially designated conservation area, any planned alterations to the home may not be allowed by the local authority.
These conditions, referred to as Article 4 Directions, can include:
- Limits on roof terraces
- Restrictions on dormer windows
- Needing consent to alter doors and guttering
If a property is in breach, the owner could be required to pay for the property to be returned to a compliant state, even where the alterations were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Twickenham.
Conveyancing - Selling a property in Twickenham
The legal side of a sale of a home is more straightforward than for a property purchase. The buyer's conveyancer conducts a thorough legal appraisal on the home, whereas conveyancing solicitors in Twickenham acting for the seller simply answers the buyer's questions.
How to give yourself the best chances of success
Common obstacles, like having right or way issues (such as being landlocked) or having a defective lease, can significantly hinder your move.
It is almost always recommended for sellers to face any such problems head on and fix them.
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
- What to do before selling your 'share of freehold' flat
Read more conveyancing advice for sellers.
Selling a leasehold property
Conveyancing for a leasehold flat (leasehold houses are uncommon) is significantly more difficult than for a more straightforward freehold house.
Conveyancing solicitors in Twickenham will also carry out additional work, and this could include getting the most recent annual service charge accounts, through to ascertaining if any excess payments are anticipated.
It is recommended that the vendor contacts a leasehold-specialist lawyer as soon as the decision is made to sell to avoid undue delays.
Can Quittance conveyancers act for both the buyer and the seller of the same home?
CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a property sale.
If you are buying or selling a Twickenham property, and a Quittance conveyancer is carrying out the legal work for the other side, you could contact a property solicitor firm in Twickenham to carry out your legal work.
Local Twickenham conveyancing solicitor directory
- Stone Rowe Brewer LLP, Stone House, 12-13 Church Street, Twickenham, Middlesex, TW1 3NJ
- Coplexia Collaborative LLP, 23 London Road, Twickenham, Middlesex, TW1 3SX
- Sinclairslaw Limited, 32 Candler Mews, Amyand Park Road, Twickenham, London Borough of Richmond, TW1 3JF
- C A Mcgreal, 66 Thames Eyot, Cross Deep, Twickenham, Middlesex, TW1 4QL
- Emin Read Solicitors Ltd, 42 Crown Road, St Margarets, Twickenham, TW1 3EH
Conveyancing - Remortgaging a property in Twickenham
Homeowners remortgage a home for a number of reasons, including funding a one-off purchase, or the existing lender having refused a payment holiday. The most common reason, however, is to secure a better rate of interest.
Homeowners can appreciate the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Twickenham. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting the mortgage rate you want.
To confirm that the lender's interests are safeguarded, a property lawyer will represent both you and the mortgage lender.
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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