Updated: October 12, 2018

Walthamstow conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Walthamstow

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

How are Walthamstow conveyancing fees calculated?

Some conveyancing solicitors in Walthamstow work on an hourly-rate basis, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote will set out exactly what you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as indemnity insurance or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Walthamstow cost in total?

Though conveyancing fees in Walthamstow will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and council search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. 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 Walthamstow

Bounded by the North Circular Road, Lea Valley and Epping Forest, Walthamstow is the largest district in the East London borough of Waltham Forest. Recent gentrification has made the town increasingly popular with younger age groups, and this has been reflected in higher-than-average price rises.

There are several schemes planned that will provide more than 4,000 new homes, plus a redesigned town centre and the final stage of the regeneration of Walthamstow Central Station. Access to central London's West End is via the Victoria Line, and the City is easily reached by trains to Liverpool St.

Conveyancing for home buyers

As a key part of the legal work for a property purchase, a conveyancing solicitor in Walthamstow will examine the draft contract and investigate the legal ownership rights or 'title' of the property and make their "report on title".

The buyer's lawyer will make recommendations after making their enquiries, deal with any legal issues and register the title in the new owner's name.

This section of the article gives advice for buyers who need conveyancing solicitors in Walthamstow.

Your Walthamstow conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Sainsbury's Bank or a less common mortgage lender such as Ulster Bank, before you appoint a conveyancing solicitor in Walthamstow it is paramount that you confirm that they are on the panel of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some banks and building societies are only prepared to work with a select list (referred to as a 'panel') of firms that match certain criteria.

Under these circumstances, the lender will require a different solicitor firm to complete the legal work, and you will then have to cover this alternative solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Major delays can result from failing to check your conveyancing solicitor's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Conveyancing Searches (Waltham Forest Borough Council)

Property searches are enquiries made of public bodies by Walthamstow conveyancing solicitors to identify issues affecting the home you want to buy. 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 searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Chancel repair liabilitythere is a risk that some Walthamstow properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specialised searches, such as a highways search or an agricultural search, may also be advised following the initial searches.

Purchasers can expect to wait up to 6 weeks for property searches delivered by The London Borough of Waltham Forest. As a result, quicker regulated searches will be recommended.

Ensuring planning permission is in place

Office copies will also be applied for from HM Land Registry by your conveyancing solicitor. This will help to identify planning issues. Examples of these include discrepancies between the property boundaries and the title plan or neighbours' rights of access.

London Borough of Waltham Forest Council Tax

Council tax is calculated by London Borough of Waltham Forest on property value and the number of people living in the property. E.g. for an average Band D property in Walthamstow, the amount of council tax would be £1,615.

Walthamstow conveyancing solicitors will inform the buyer of the property's tax band after 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 £1,211.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if you are a live in carer looking after someone who isn't a spouse or relative. A new home is assessed by the Valuation Office Agency and allocated a band.

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

Can I dispute my band?

In the financial year 2016/17, 30 council tax challenges were made. 10 were upheld and refunds awarded. 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 Walthamstow properties

Completing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

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

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical London properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £1,028,020 £46,552.00
Average price (detached) £1,209,120 £64,662.00
Average new build £854,797 £32,739.85
Homeowners must pay a higher rate of SDLT when buying a second property. E.g. if a second property was bought for £1,028,020 then the SDLT including the surcharge would be £133,642.60. .

Stamp duty relief for first-time buyers in Walthamstow

First-time buyer stamp duty relief is available on property purchases below £300,000.

Conveyancing solicitors in Walthamstow will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Walthamstow

New build site

Buying a leasehold house or flat without being aware of the facts can be fraught with risk. The numerous common problems lying in wait for the unsuspecting buyer include:

  • unfair clauses in the lease
  • undisclosed major works
  • sub-letting restrictions
  • spiralling ground rents
Incomplete leasehold information, delivered by an inexperienced conveyancer, can have costly, long-term consequences.

A specialist conveyancing solicitor in Walthamstow will address aspects of leasehold, such as :

  • understanding regional and era-specific nuances of leases
  • absent freeholders
  • service charges
  • landlord/tenant disputes
  • proceedings threatened against the freeholder under Part 2 of the Commonhold and Leasehold Reform Act 2002

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Walthamstow?

House being built

According to data gathered by the Land Registry, 450 brand new homes have been bought in Walthamstow in 2018 so far. The average sale price of a new build property in Walthamstow is £449,784.

The legal side of purchasing a new build is more involved than any other type of conveyancing. To avoid potential problems a Walthamstow conveyancing solicitor needs to be mindful of local Walthamstow considerations and should check a range of issues, such as handling the uncertainties of buying off plan and ensuring compliance with planning regulations.

With Quittance Conveyancing, you will get an accurate and truly independent assessment of the legal title of the property, looking out for factors ranging from unreasonable leasehold terms to excessive ground rent and service charges (where applicable).

Conservation areas

Moving to a conservation area can ensure that the neighbourhood is protected from noticeable change. However, conservation area restrictions will affect your residential property.

These constraints, referred to as Article 4 Directions, could include restrictions preventing the addition of frontal sloping rooflights, restrictions on the use of external insulation or limitations on new outbuildings.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Walthamstow

The legal work involved in a house sale is much simpler than for a property purchase. The buyer's conveyancer will carry out extensive research on the home. Conveyancing solicitors in Walthamstow acting for the vendor just collects all documents and information relating to the property and answers the purchaser's enquiries .

What could jeopardise your sale?

Common issues, like not being connected to the main sewers, could endanger the sale conveyancing process if they are ignored.

Don't bury your head in the sand, trusting that the issue won't be discovered. Instead, you should get professional advice and deal with it as quickly as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

The conveyancing process for a leasehold property is a great deal more technical than for a more straightforward freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Walthamstow, for example getting all relevant freeholder information or a copy of any notices served on the leaseholder.

It is recommended that the vendor contacts a leasehold specialist as soon as an estate agent is chosen to reduce delays.

Can Quittance conveyancers act for both sides?

A CLC-regulated conveyancer can act for both parties. However, SRA regulations restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a local Walthamstow conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Walthamstow conveyancing solicitor directory

  • Cavendish Legal Group Limited, 188 - 190 Hoe Street, Walthamstow, London, London, E17 4QH
  • Edwards Duthie, Waltham Forest Citizens Advice, 220 Hoe Street, Walthamstow, London, London, E17 3AY
  • Mirza Law Limited, 216 Hoe Street, Walthamstow, London, E17 3AY
  • Romain Coleman, 185a Hoe Street, Walthamstow, Walthamstow, London, E17 3AP
  • Cartwright Cunningham Haselgrove & Co, 282-284 Hoe Street, Walthamstow, London, E17 9PL

Conveyancing - Remortgaging a property in Walthamstow

Although there are many reasons to remortgage, people will generally remortgage to save money with a lower rate.

A proactive conveyancing solicitor in Walthamstow will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

It is vitally important that the property lawyer handling your remortgage can act on behalf of your new mortgage provider. Our conveyancers are on all major lenders' panels, so whether you are changing to a 95% mortgage with Britannia or to a repayment mortgage with the Yorkshire 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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