Award-winning No Move, No Fee conveyancing for Wandsworth home movers
By Gaynor Haliday , Oct 12, 2018
We believe that proactive communication is the key to a stress free move and our 100% fixed conveyancing fees means no hidden extras.
If you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Wandsworth, our award-winning No Sale, No Fee property lawyers can help.
In the event that your move does not complete our no sale no fee service means you won't incur any conveyancing solicitors' legal fees at all.
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Wandsworth's most communicative conveyancing service
Approximately half of the home buyers responding to an InfoTrack poll published in Legal Futures did not receive sufficient communication from their law firm.
The Law Society's CQS official client charter prioritises conveyancing solicitors communicating better.
Nevertheless, inefficient communication remains one of the top 5 reasons complaints are made to the Ombudsman.
Our Wandsworth conveyancing solicitors aim to provide you with a proactive and informative property legal service by phone, email and online, 7 days a week:
- Best Wandsworth conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
- Your conveyancer's personal extension numbers
- Smartphone-friendly case management technology
- Stay in touch with the progress of your case via SMS, phone and email
Updated: October 12, 2018
Wandsworth conveyancing solicitor fees
No Move, No Fee conveyancing in Wandsworth
Conveyancing solicitor fees are paid your Wandsworth conveyancing solicitor for handling the legal work for your move.
Are Wandsworth conveyancing fees and costs fixed?
Our solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Wandsworth who offer services on an hourly rate. Your conveyancing quote explains all fees and other costs you will be charged when your sale or purchase goes through.
What are disbursements?
In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like bankruptcy searches or leasehold information packs.
How much will the total conveyancing fees in Wandsworth cost?
Wandsworth conveyancing fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.
For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Wandsworth
Identified in the London Plan as one of 35 major centres in Greater London, Wandsworth Town is a district of south London within the London Borough of Wandsworth. The borough also includes Clapham, Putney, Battersea and Tooting.
Following recent regeneration to the former wharf area, Wandsworth's river front is now lined with new apartment blocks, bars and restaurants. Away from the river, areas of housing are interspersed with green commons, the largest of which are Clapham Common and Wandsworth Common.
Property prices in these attractive areas are buoyant, due to their popularity with young professionals and easy access to the City via Northern Line tube stations.
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Conveyancing for buyers
Caveat emptor, meaning 'let the buyer beware', was the legal principle of English property law. Since 2013, this principle no longer applies, however, the buyer still will need to investigate their intended purchase.
A conveyancing solicitor in Wandsworth will offer suggestions and advice following their enquiries, solve outstanding issues and confirm that the Land Registry's record of the property is updated.
This section of the article discusses those types of property that may be of concern to buyers who want conveyancing solicitors in Wandsworth.
Your Wandsworth conveyancing solicitor must be lender-approved
Irrespective of whether you are taking out a mortgage from the Co-operative Bank, the Earl Shilton Building Society or any other lender, before appointing a Wandsworth conveyancing solicitor it is very important that you make sure that they can act on behalf of your mortgage lender.
Your lawyer may be unable to act for your mortgage lender, because some mortgage lenders will only work with a restricted panel of firms that meet stringent standards.
Under these circumstances, the lender will likely require an alternative law firm to complete the legal work, and you will usually need to pay this substitute lawyer's costs. This can mean the process takes much longer.
Our conveyancing solicitors can perform the conveyancing for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Wandsworth Borough Council)
Property searches are questions submitted to public bodies by Wandsworth conveyancing solicitors to give details about your new home.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
Purchasers will be told if your lender wants any additional searches, for example a highways search or a mining search.
The London Borough of Wandsworth has a usual delivery time of 4 weeks for conveyancing searches. Your solicitor will instead apply for personal searches, which are usually faster.
Finding planning permissions
Office copies will also be ordered from the Land Registry by the homebuyer's conveyancing solicitor, helping to evidence any planning issues, such as outbuildings missing from the title plan or neighbours' rights of access.
London Borough of Wandsworth Council Tax
The amount of council tax a homeowner in Wandsworth will pay to London Borough of Wandsworth will depend on the property's value and the number of residents. The occupier of a property in Tax Band C, for example, would owe annual council tax of £642.
Conveyancing solicitors in Wandsworth will inform a buyer of the property's band once they are themselves notified.
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 £482.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is a 'granny annexe'.
|Band||London Borough of Wandsworth Tax (2018)|
Does anyone ever challenge their valuation?
A homeowner can apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band. To appeal contact:
Valuation Office Agency
1 Francis Grove
Stamp Duty on Wandsworth properties
The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.The current stamp duty threshold for residential properties is £125k.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use legal case management system to ensure that SDLT is paid immediately after completion.
See table below for SDLT examples for homes in Wandsworth:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£2,512,240||£215,218.80|
|Average new build||£961,523||£39,902.30|
Stamp duty relief for first-time buyers in Wandsworth
Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with relief up to £500,000 in some areas. Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. E.g. if a second home was bought for £801,958 then the SDLT including the surcharge would be £64,156.64. .
Conveyancing solicitors in Wandsworth will ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Wandsworth
Purchasing a leasehold home if you don't know what you are getting into is not recommended. There are any number of legal technicalities that could be awaiting an uninformed buyer, including costly and undisclosed major works and unreasonable ground rents.
A good conveyancing solicitor in Wandsworth will consider possible leasehold issues, e.g. :
- reviewing the lease
- dealing with landlords
- service charges and whether they have been collected
- proposed major works (Section 20 notices)
- compliance with means of escape (where relevant)
Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.
Buying a 'New Build' property in Wandsworth?
The average cost of new build property in Wandsworth is £1,045,440. 12 brand new homes have been bought in Wandsworth in 2018 so far.
A new-build conveyancing solicitor in Wandsworth must be well-versed in local Wandsworth considerations and the added complexities associated with new build, e.g. dealing with delays associated with off-plan and checking that any contracts allow for future 'common parts' maintenance.
With our new build team, you will get an impartial assessment of the property's legal status, looking out for considerations like the home's subsequent resaleability and exponential ground rent and service charges (where applicable).
Your conveyancing solicitor will need to check whether the house you are intending to buy is in a conservation area in Wandsworth. If it is, the property will be affected by specific restrictions. Referred to as Article 4 directions, these conditions can include:
- Limits on the use of non-traditional building materials
- A ban on VELUX windows
- Restrictions on outbuildings and extensions
The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.
Wandsworth conservation areas include Garrad's Road, Battersea Square and Rusholme Road. Your conveyancing solicitor will address whether your planned purchase is located one of Wandsworth's conservation areas.
Conveyancing - Selling a property in Wandsworth
The conveyancing process on a property sale is generally simpler than when purchasing. When a house or flat changes hands, the onus is on the buyer to ensure that the legal title of the property can be mortgaged and is free from legal issues.
Conversely, with a sale, conveyancing solicitors in Wandsworth acting for the existing owner need only respond to questions set by the buyer's conveyancing solicitor.
What factors could threaten your sale?
A house or flat will frequently have any number of problems (e.g. a problem with the roof) that might frustrate the conveyancing process for weeks (or more).
Don't bury your head in the sand, waiting to see if the problem is discovered. Instead, get professional advice and tackle it promptly.
- What to do before selling your 'share of freehold' flat
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more sale conveyancing articles here.
Leasehold conveyancing for a sale
The legal work for a leasehold flat or house is much more complex compared to a freehold house.
The complexities of leasehold mean conveyancing solicitors in Wandsworth will usually undertake additional tasks, and this could include sourcing the latest service charge and ground rent statement, through to any documents pertaining to a variation of the terms of the lease.
It is strongly advised that you contact a conveyancer with leasehold experience as soon as the decision is made to sell to reduce delays.
What if Quittance is already acting for the other side?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.
You may wish to contact a law firm in Wandsworth to undertake your legal work, if a Quittance conveyancing solicitor is acting for the other side.
Local Wandsworth conveyancing solicitor directory
- Irving Caplin & Co, 1 College Mews, St Ann's Hill, Wandsworth, London, SW18 2SJ
- Southfields Solicitors Limited, 1 West Hill, Wandsworth, London, SW18 1RB
Conveyancing - Remortgaging a property in Wandsworth
The most common reason people remortgage is to secure a preferential rate. There are any number of other reasons to consider remortgaging, including wanting a more flexible mortgage, or releasing equity.
A good conveyancing solicitor in Wandsworth will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the 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.
In order to certify that the parties' interests are protected, the property lawyer handling your remortgage will represent both you and your new lender.
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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