Updated: October 12, 2018

Waltham Cross conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Waltham Cross

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Waltham Cross for the legal work associated with moving home.

Are Waltham Cross conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Waltham Cross who offer services on a fees per hour basis. Your conveyancing quote will set out what you will pay when your property transaction has completed.

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 bankruptcy checks or office copies.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Waltham Cross cost in total?

While conveyancing fees in Waltham Cross will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For standard conveyancing transactions, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Waltham Cross

Recent changes to the law mean that a seller must now disclose issues concerning their property to their estate agent and to the purchaser.

It remains, however, the duty of a Waltham Cross conveyancing solicitor to investigate the property, so that they can deliver their report on title to the purchaser, offer pragmatic solutions and ensure the title is transferred to the new owner.

This article considers those areas of the legal process for conveyancing solicitors in Waltham Cross necessitating a deeper level of knowledge.

Your Waltham Cross conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a less common lender like Accord Mortgages, to a large lender such as Santander. Before choosing a Waltham Cross conveyancing solicitor, whoever you choose, it is paramount that you confirm that they are on the approved solicitor panel of your mortgage lender.

Quite a few mortgage lenders are only prepared to work with a restricted panel of legal firms. If your conveyancer is unable to act for your mortgage lender, the lender will require a second firm to act in their interests.

The purchaser will be expected to pay this alternative lawyer's fees and the conveyancing process could take much longer.

Your purchase could be threatened by failing to confirm your lawyer's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage lenders.

Property Searches (Broxbourne Council)

Searches are enquiries made of various authorities by Waltham Cross conveyancing solicitors to provide information about your new home.

Searches are primarily performed to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as a more detailed flood report or a more detailed environmental report, may also be recommended following the initial searches.

Broxbourne Council has a usual lead time of 8 weeks for property searches. As a result, regulated searches will be faster.

Planning searches

Official Entries will also be obtained by the conveyancing solicitor acting for the buyer, assisting with the identification of any planning issues. These issues could include outbuildings missing from the title plan or neighbours' rights of access.

Broxbourne Council Council Tax

Broxbourne Council calculate council tax on Waltham Cross homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a property in the Broxbourne Council area in Band D would pay £1,613 per annum.

A conveyancing solicitor in Waltham Cross will inform a buyer of the property's tax band once they are made aware.

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 £1,210.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is a hall of residence.

Band Broxbourne Council Tax (2018)
A £1,075
B £1,254
C £1,434
D £1,613
E £1,971
F £2,329
G £2,688
H £3,225

Are you paying too much?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
Chase House
305 Chase Rd
London
N14 6LZ

Stamp Duty on Waltham Cross properties

Stamp duty will need to be paid by the property purchaser on properties sold for more than £125,000.

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for SDLT examples for properties in Waltham Cross:

  Average sale price (2017) Stamp Duty
Average price £408,376 £10,418.80
Average price (detached) £622,616 £21,130.80
Average new build £913,206 £35,660.30

Stamp duty relief for first-time buyers in Waltham Cross

First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not let out. E.g. if a second home was bought for £408,376 then the SDLT including the surcharge would be £32,670.08. .

Conveyancing solicitors in Waltham Cross will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Waltham Cross

New build site

Buying a leasehold house or flat can be complex, compared to buying a freehold home. Numerous legal issues could be awaiting the unsuspecting buyer, including freeholds sold without first refusal to leaseholders, unreasonable ground rents and sub-letting restrictions.

Severe consequences can result from an inexperienced property lawyer's failure to give good leasehold advice.

If you are planning to purchase a house or flat with a lease, a experienced conveyancing solicitor in Waltham Cross will investigate aspects of the leasehold purchase, e.g. annual statements of account and budgets for service charges, flats in the same block with disparity between their leases and reviewing correspondence between the freeholder and leaseholder.

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Waltham Cross?

New build site

The average sale price of Waltham Cross new build properties is £308,750, according to the Land Registry. 2 brand new homes have been bought in Waltham Cross in 2018 so far.

A new-build conveyancing solicitor in Waltham Cross will need to be familiar with regional factors and the extra complexities of new build, like checking the suitability of new build insurance, checking that any contracts allow for future 'common parts' maintenance and checking new build warranties with warranty providers, including NHBC Buildmark, Zurich Municipal and AHCI.

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

London Conservation areas

Your conveyancing solicitor will confirm whether the residential property you are planning to buy is in a conservation area in Waltham Cross. If it is, the house could be affected by specific restrictions. Referred to as Article 4 directions, these restrictions can include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Waltham Cross's conservation areas.

Conveyancing - Selling a property in Waltham Cross

Conveyancing for a sale of a home is less difficult than for a purchase. When buying, the responsibility is on the buyer to ensure that the property they are purchasing is mortgageable and free from legal issues.

Conversely, when selling, conveyancing solicitors in Waltham Cross acting for the person selling need only respond to the buyer's questions.

What could jeopardise the sale process?

Homes will frequently have many issues (e.g. a boundary dispute or being a listed building with non-compliant alterations) that have the capacity to protract or even derail the conveyancing process.

You shouldn't ignore this, trusting that the issue won't be discovered. Get advice, face the issues head on, and find a solution promptly.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold flat (leasehold houses are uncommon) is quite a lot more specialised than for a freehold house.

Conveyancing solicitors in Waltham Cross will also need to carry out additional work, such as requesting the latest service charge and ground rent statement, through to any information about regulations affecting the property that are not in the lease.

To speed up the leasehold conveyancing process, it is strongly advised that the vendor contacts a leasehold expert as soon as possible.

What if you are already acting for the other side?

SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.

You may want to instruct a property solicitor firm in Waltham Cross to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Waltham Cross conveyancing solicitor directory

  • Telford Homes Plc, Telford House, Britannia Road, Queens Gate, Waltham Cross, Hertfordshire, EN8 7TF

Conveyancing - Remortgaging a property in Waltham Cross

Saving money on a lower rate is generally why homeowners opt to remortgage. There are other reasons, including fixing the mortgage on a new discounted rate, or releasing capital.

You should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in Waltham Cross. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is vitally important that the property lawyer undertaking the legal work can act on behalf of your chosen mortgage lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are changing to a flexible mortgage with the HSBC or to a fixed-rate mortgage with the Dudley 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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