Updated: October 12, 2018

Upminster conveyancing solicitor fees

No Move, No Fee conveyancing in Upminster

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

How are Upminster conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Upminster who will work on a cost per hour basis. Your quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty Land Tax (SDLT) or indemnity insurance.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Upminster cost?

Though conveyancing fees in Upminster will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as a historic mining search, may be necessary.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Upminster

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. This principle no longer applies, however, the buyer still will need to investigate the house or flat they plan to buy.

A conveyancing solicitor in Upminster will offer professional advice once their enquiries are complete, iron out any legal issues and register the title in the new owner's name.

This section of the article considers those types of property which may be of interest to people searching for conveyancing solicitors in Upminster for a purchase.

Your Upminster conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Halifax, the Holmesdale Building Society or any other lender, before you select a Upminster conveyancing solicitor it is critical that you make sure that they are on the panel of your chosen lender.

Many lenders will only accept a restricted panel of firms that match certain criteria. If a solicitor can't act for your chosen lender, the lender will need a second legal firm to act in their interests.

The home buyer will then have to cover this second solicitor's costs and significant delays to your move could occur.

Failing to confirm your conveyancer's lender panel status could result in significant delays.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Conveyancing Searches (Havering Borough Council)

Searches are enquiries made of public bodies by Upminster conveyancing solicitors to identify information and potential issues affecting the property being purchased. They include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitysome Upminster property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a more detailed flood report or a Forestry Commission search, may also be advised following the initial searches.

The London Borough of Havering has a typical lead time of 7 weeks for Local Authority searches. In these circumstances, faster personal searches will be recommended.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be obtained from HM Land Registry by your conveyancing solicitor. This will help to identify planning issues, for example discrepancies with the filed plan or restrictions that limit alterations.

London Borough of Havering Council Tax

The council tax paid by a homeowner is based on various factors that include the size of the property and the assessed value of the property in April 1991. E.g. for an average Band D house in Upminster, the amount of council tax would be £1,658 per year.

Upminster conveyancing solicitors will inform the buyer of the property's band once 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 £1,244.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or where an occupation is prohibited by law such as a compulsory purchase order.

Band London Borough of Havering Tax (2018)
A £1,105
B £1,290
C £1,474
D £1,658
E £2,027
F £2,395
G £2,763
H £3,316

What to do if you suspect your new home is incorrectly valued

Owners can ask for their property to be reassessed. 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
10th Floor
Crown House
Linton Rd
Barking
IG11 8HJ
Essex

Stamp Duty on Upminster properties

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.

Steep fines await those who miss the SDLT payment deadline.

Our post-completion conveyancing team use case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

The following table illustrates stamp duty examples for average properties in Upminster:

  Average selling price (2017) Stamp Duty
Average price £519,554 £15,977.70
Average price (detached) £713,793 £25,689.65
Average new build £669,000 £23,450.00

Stamp duty relief for first-time buyers in Upminster

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Following the recent budget statement, second home buyers must pay a 3% SDLT surcharge. For example, if a property owner bought a second property in Upminster for the average price of £519,554 the SDLT would be £41,564.32.

Upminster conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Upminster

New build site

Over 100,000 UK homeowners are trapped in property leases with problematic conditions. The many potential problems lying in wait for an uninformed buyer can include:

  • unpaid service charges by the existing leaseholder
  • reversionary interests
  • onerous covenants
  • unreasonable ground rents
Poor leasehold guidance, from a lawyer lacking in specialist knowledge, could have serious financial implications.

A expert conveyancing solicitor in Upminster will address aspects of leasehold, for example :

  • reviewing the lease itself (many leases are decades old)
  • dealing with freeholders
  • service charges for relevant date periods
  • reserve funds
  • ground rent apportionments

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Upminster?

House under construction

The average cost of Upminster new builds is £669,000, according to information compiled by HM Land Registry. 5 new build properties were purchased in Upminster last year.

A new-build conveyancing solicitor in Upminster will need to be aware of regional considerations and the complications associated with new build, including dealing with failures to arrange warranty provider inspections, working to builders' exchange timelines and checking new build warranties with warranty providers, including NHBC Buildmark, LABC and Ark Residential.

Our highly qualified team of new build conveyancers are experts in working to developer exchange timeframes and representing buyers to achieve the best outcome.

London Conservation areas

When carrying out the legal work for a home in Upminster, a conveyancing solicitor will confirm whether the residential property is in one of Upminster's conservation areas. If it is, the property could be affected by specific conditions. These conditions can include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

Your conveyancing solicitor will address whether your planned purchase is located one of Upminster's conservation areas.

Conveyancing - Selling a property in Upminster

The conveyancing process on a property sale is normally less troublesome than for a property purchase. When buying, the responsibility lies entirely with the buyer to determine whether the legal title of the property is mortgageable and free from legal issues.

With a sale, conveyancing solicitors in Upminster acting for the person selling effectively just answer the buyer's solicitor's questions.

What could jeopardise the sale of your home?

Issues, such as having a flying freehold or a problem with the roof, have the capacity to jeopardise the sale process if left unresolved.

Property specialists will usually advise to sellers that they handle any such problems without delay.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is much more protracted in comparison with a freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Upminster, and this could include getting all relevant freeholder information, through to any details of rules covering common parts that are not contained in the lease.

It is recommended that the vendor contact a solicitor as early in the process as possible, ideally before putting the property on the market, to mitigate (often inevitable) leasehold delays.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a house sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a property in Upminster, and a Quittance solicitor is acting for the other side, you could contact a local Upminster conveyancing solicitor firm to handle your legal work.

Local Upminster conveyancing solicitor directory

  • Pinney Talfourd LLP, 54 Station Road, Upminster, Essex, RM14 2TU
  • Stanton & Doran, 79 Corbets Tey Road, Upminster, Essex, RM14 2AJ
  • Johnson Crilly Solicitors LLP, 26 Grosvenor Gardens, Upminster, Essex, RM14 1DJ

Conveyancing - Remortgaging a property in Upminster

Homeowners remortgage a home for a number of reasons, for example fixing the mortgage on a new discounted rate, or consolidating debts. The main reason, however, is to benefit from a lower interest rate.

Homeowners can enjoy the benefits of a lower rate faster with a more efficient conveyancing solicitor in Upminster, reducing the time the conveyancing takes to complete. With the future of interest rates unclear, fast conveyancing can be a critical factor in securing the rate you want.

To certify that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the new lender.

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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