Updated: October 12, 2018

Wallington conveyancing solicitor fees

No Move, No Fee conveyancing in Wallington

Conveyancing solicitor fees will be paid to conveyancing solicitors in Wallington for the legal work associated with buying or selling a property.

Do Wallington conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Wallington work on an hourly rate, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a No Sale, No Fee basis, with no hidden costs. Your conveyancing quote will explain what you will be charged when your sale or purchase completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like telegraphic transfer fees or HMLR fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Wallington cost in total?

While conveyancing fees in Wallington will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Wallington

Caveat emptor, meaning 'let the buyer beware', was a key part of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still investigate their intended purchase.

The conveyancing solicitor in Wallington will give advice after making their enquiries, solve outstanding issues and ensure that the full legal ownership is transferred.

This section discusses the kinds of residential property which could be of concern to people who want conveyancing solicitors in Wallington for a purchase.

Your Wallington conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from the Manchester Building Society, NatWest or any other lender, before instructing a conveyancing solicitor in Wallington you must confirm that they are approved by your mortgage lender.

Many mortgage lenders are only happy to work with a selected list (known as a 'lender panel') of solicitors or licensed conveyancers. If your solicitor is not on the panel of your mortgage lender, the lender will probably need an alternative legal firm to carry out the legal work.

You will usually need to pay this alternative lawyer's costs, and weeks could be added to the conveyancing process.

The conveyancing process can be seriously delayed if you fail to confirm your solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all lenders.

Sutton Borough Council searches and other searches

Searches are carried out by Wallington conveyancing solicitors to help to identify any wider issues that could possibly affect the value of your property.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be told if your lender requires any more searches, e.g. a highways search or a mining search.

Buyers can expect a lead time of roughly 7 weeks for conveyancing searches ordered from the London Borough of Sutton, so your lawyer will advise using faster personal searches.

Planning documents

Office copies will also be sourced from HMLR by your conveyancing solicitor, assisting with the identification of potential planning issues. These issues could include outbuildings lying outside the boundary or rights or restrictions on how the property may be used.

London Borough of Sutton Council Tax

The amount of council tax a homeowner in Wallington will pay to London Borough of Sutton will depend on the property's value and the number of residents. E.g. for an average Valuation Band E property in Wallington, the tax would be £1,959.

A conveyancing solicitor in Wallington will inform the buyer of the property's band once they have the Local Authority search results.

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 £1,469.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or if the property is a 'granny annexe'. The Valuation Office Agency assign bands for new build properties, and where the owner has requested a revaluation.

Band London Borough of Sutton Tax (2018)
A £1,069
B £1,247
C £1,425
D £1,603
E £1,959
F £2,315
G £2,671
H £3,206

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

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. To challenge your banding contact:

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

Stamp Duty on Wallington properties

The current stamp duty threshold is £125,000.

The SDLT1 form is seven pages long, and Her Majesty's Revenue and Customs (HMRC) fines those who delay in completing and returning it.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See table below for SDLT examples for properties in Wallington:

  Average sale price (2017) SDLT
Average price £376,014 £8,800.70
Average price (detached) £674,417 £23,720.85
Average new build £317,698 £5,884.90

Stamp duty relief for first-time buyers in Wallington

In 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Following the autumn statement, second home buyers must pay a surcharge of 3%. So if a second home was bought for £376,014 then the stamp duty total will be £30,081.12.

Conveyancing solicitors in Wallington will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Wallington

New build site

Over 100,000 property owners in the UK face leases with unreasonable terms. The many potential traps awaiting the unsuspecting buyer can include:

  • onerous clauses in the lease
  • undisclosed major works
  • unfair developer practices
  • increasing ground rents
Serious consequences can result from a less-experienced conveyancing solicitor's erroneous leasehold advice.

If you are planning to purchase a leasehold home, a expert conveyancing solicitor in Wallington will consider possible leasehold issues, such as :

  • reviewing the lease itself (many leases are decades old)
  • dealing with freeholders and managing agents
  • annual statements of account and budgets for service charges
  • landlord/tenant disputes
  • notices served on the freeholder

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 Wallington?

House under construction

Based on local Her Majesty's Land Registry statistics, the average purchase price of Wallington new builds is £317,698. 40 new builds were purchased in Wallington last year.

Acquiring a new build home requires specialist knowledge, compared to 'standard conveyancing'. Therefore a conveyancing solicitor in Wallington must be conscious of both region-specific issues and also needs to check numerous things, including dealing with lender conditions and confirming right of way over drains and sewers.

With our new build team, you will get an accurate and truly impartial assessment of the legal title of the house or flat, and in particular concerns like onerous leasehold conditions and excessive ground rent and service charges (where applicable).

London Conservation areas

Whether you are intending to buy a period cottage or a Victorian family home, if the house is in a designated conservation area, any planned alterations to the house may not be accepted by London Borough of Sutton.

These conditions, called Article 4 Directions, may include restrictions on painting external walls, restrictions on the use of cladding or limitations on new outbuildings.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Wallington.

Conveyancing - Selling a property in Wallington

The legal process for a sale of a home is less difficult than for a property purchase. When property changes hands, the obligation is solely on the buyer to validate that the property is legally sound.

Conversely, when selling, conveyancing solicitors in Wallington acting for the person selling just answer the purchaser's enquiries.

What could jeopardise your sale?

Common issues, like having a defective lease or not being connected to the main sewers, can easily hinder a sale if they are ignored.

Don't ignore the issue as it is the buyer's solicitor's job to spot problems. Get advice and attempt to resolve it ASAP.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is significantly more technical than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Wallington will need to conduct additional legal work, including collating the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

To reduce delays, it is recommended that the vendor contacts a leasehold-specialist conveyancer as soon as possible.

What if Quittance is already acting for the other side?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a home in Wallington, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Wallington to carry out your legal work.

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Conveyancing - Remortgaging a property in Wallington

Whilst homeowners consider remortgaging for a range of reasons, homeowners generally remortgage their home to get a better interest rate.

A good conveyancing solicitor in Wallington can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

So that they can make sure that the lender's capital is protected, the property lawyer handling your remortgage will represent 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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