Updated: October 12, 2018

Waltham Forest conveyancing solicitor fees

No Move, No Fee conveyancing in Waltham Forest

Conveyancing solicitor fees will be paid to conveyancing solicitors in Waltham Forest for the legal work for a home sale or purchase.

How are Waltham Forest conveyancing fees calculated?

Some conveyancing solicitors in Waltham Forest offer services on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your conveyancing quote will explain what you will pay when your sale or purchase goes through.

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 third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like Stamp Duty or ID checks.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Waltham Forest cost in total?

Conveyancing fees in Waltham Forest should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, e.g. a commons registration search, may be needed and council search fees will vary.

With Quittance, there are absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Waltham Forest

The London Borough of Waltham Forest lies to the north east of central and includes the former county boroughs of Leyton, Walthamstow and Chingford. It has a wide range of housing, from urban in its southern area, to more rural in the north of the borough.

As one of the host boroughs of the 2012 London Olympics, Waltham Forest is home to the Lee Valley Hockey and Tennis Centre and part of the Queen Elizabeth Olympic Park. Close to Epping Forest and the parkland and marshes of the Lea Valley, the districts are also well served with public transport links into central London, making the borough popular with commuters.

Conveyancing for buyers

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to the buyer and the estate agent.

It is, however, still the duty of the Waltham Forest conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

The content below considers those areas of the legal process for conveyancing solicitors in Waltham Forest where greater expertise is crucial.

Your Waltham Forest conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a niche lender like Paratus AMC, to a large lender such as Barclays Bank. Before choosing a conveyancing solicitor in Waltham Forest, whoever you choose, it is paramount that you confirm that they are on the approved solicitor panel of your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some banks and building societies will only work with a selected list (their 'panel') of law firms.

Should this be the case, the lender will need a second firm to carry out the legal work, and you will usually need to pay this alternative lawyer's fees. This can frustrate or delay the process.

Major delays can occur if you fail to check your property solicitor's lender panel status.

Our solicitors are approved members of all lender panels.

Residential Property Searches (Waltham Forest Borough Council)

Property searches are questions asked of various bodies by Waltham Forest conveyancing solicitors to highlight issues affecting the home you want to buy.

Mortgage lenders almost always need property searches (sometimes referred to as 'conveyancing searches') to be applied for. These include:

SearchDescription
Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a more detailed flood report or a mining search, may also be recommended depending on the contents of the standard searches.

The London Borough of Waltham Forest has an approximate lead time of 6 weeks for searches. In these circumstances, faster personal searches will be recommended.

Planning searches

The buyer's conveyancing solicitor will request the Title Register from HMLR. This helps to find potential planning issues, such as the breach of a restrictive covenant or outbuildings missing from the title plan.

London Borough of Waltham Forest Council Tax

London Borough of Waltham Forest calculate council tax on Waltham Forest homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band B, for example, would owe annual council tax of £1,256.

A conveyancing solicitor in Waltham Forest will inform the buyer of the home's tax band as soon as they are made aware.

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 £942.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is owned by a charity and is unoccupied. The Valuation Office Agency assess bands for new build homes, and where the owner has requested a revaluation.

Band London Borough of Waltham Forest Tax (2018)
A £1,077
B £1,256
C £1,436
D £1,615
E £1,974
F £2,333
G £2,692
H £3,230

Could I be overpaying council tax?

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 saw a subsequent reduction.

Stamp Duty on Waltham Forest properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

If you are buying a residential property in England, Wales or Northern Ireland then you will usually need to pay SDLT.

Quittance Conveyancing's case management software are fully integrated with HMRC (formerly Inland Revenue)'s electronic filing gateway.

The following table illustrates SDLT examples for properties in Waltham Forest:

  Average sale price (2017) Stamp Duty Land Tax
Average price £460,374 £13,018.70
Average price (detached) £795,117 £29,755.85
Average new build £391,094 £9,554.70
If you are buying a second home for over £40,000 then you will have to pay a higher rate of 3%. So if a second property was bought for £460,374 then the stamp duty total will be £36,829.92.

Stamp duty relief for first-time buyers in Waltham Forest

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Conveyancing solicitors in Waltham Forest will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Waltham Forest

New build site

Purchasing a leasehold house or flat if you are unaware of the implications can be risky. The numerous common problems awaiting an uninformed purchaser could include spiralling ground rents and freeholds sold without first refusal to leaseholders.

Severe consequences can result from an inexperienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a leasehold property, a experienced conveyancing solicitor in Waltham Forest will investigate aspects of the leasehold purchase, for example absent freeholders, reviewing the lease itself and short leases.

Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Waltham Forest?

House under construction

The average value of new builds in Waltham Forest is £468,333, (sce: HM Land Registry). 3 new build properties have been bought in Waltham Forest in 2018 so far.

A new-build conveyancing solicitor in Waltham Forest must be familiar with Waltham Forest-specific issues and the added complexities of new build, like checking that any contracts allow for future 'common parts' maintenance, liaising with the builder's onsite sales team and working with warranty providers such as NHBC Buildmark, LABC Warranty and BOPAS.

Our new build conveyancing department will provide an impartial appraisal of the legal title of the property, scrutinising contract considerations ranging from the home's subsequent resaleability to an assessment of other risks, such as flood risk.

Conservation areas

Your conveyancing solicitor will confirm whether the residential property you are buying is in one of Waltham Forest's conservation areas. If it is, the house could be affected by certain restrictions. These restrictions, called Article 4 Directions, could include restrictions preventing the addition of frontal sloping rooflights, restrictions on the erection of outbuildings or restrictions on the display of advertisements.

The local council can order any non-compliant alterations to a property to be changed or removed.

Conservation areas in Waltham Forest include Thornhill Road, Orford Road and Ropers Field. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Waltham Forest.

Conveyancing - Selling a property in Waltham Forest

The legal side of a property sale is much easier than for a property purchase. The buyer's conveyancing solicitor needs to carry out a full legal review on your home. In contrast, conveyancing solicitors in Waltham Forest acting for the vendor effectively just replies to the solicitor's standard and additional enquiries.

What could go wrong?

Homes will frequently have a series of potential roadblocks (for example missing planning regulations) that can threaten your move.

It is generally advisable for vendors to tackle these issues head on.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is a great deal more difficult than for a more straightforward freehold house.

Conveyancing solicitors in Waltham Forest will also perform extra work, such as requesting a copy of the lease, through to details of historical insurance claims.

It is highly recommended that the seller instructs a lawyer with leasehold experience as early as possible to reduce delays.

What if you are acting for the other side?

SRA regulations ban the same solicitor from working on behalf of both sides in a property 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 Waltham Forest, and a Quittance conveyancer is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Waltham Forest to undertake your legal work.

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Conveyancing - Remortgaging a property in Waltham Forest

Benefitting from a lower interest rate to reduce monthly expenses is the main reason that homeowners opt to remortgage. There are other reasons, such as the current mortgage deal coming to an end, or releasing funds to help kids get on the property ladder.

A good conveyancing solicitor in Waltham Forest will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a critical factor in getting on to the rate you want.

Your property lawyer should also be able to act for your new mortgage provider. Our conveyancers are on all major UK lenders' panels. So whether you are changing to a variable-rate with the Nationwide Building Society or to a long-term fixed mortgage with the Furness 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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