Updated: October 12, 2018

Warlingham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Warlingham

Conveyancing solicitor fees are the amounts you pay your Warlingham conveyancing solicitor for carrying out the legal work for a property transaction.

Are Warlingham conveyancing fees and costs fixed?

Some conveyancing solicitors in Warlingham will work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no hidden fees. Your quote will set out what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as managing agent fees or property searches.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Warlingham cost in total?

Conveyancing solicitor fees in Warlingham will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Warlingham

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 a conveyancing solicitor in Warlingham to make enquiries about the property, report back in detail to the buyer and the lender, help with resolving any problems and confirm that the Land Registry's record of the property is updated.

This part of the article discusses the kinds of residential property that involve additional hazards for homebuyers looking for conveyancing solicitors in Warlingham.

Your Warlingham conveyancing solicitor must be lender-approved

Before you instruct a Warlingham conveyancing solicitor, it is very important that you make sure that they are on the approved panel of your mortgage lender, whether you are getting a mortgage from Paratus AMC, Lloyds Bank or any other lender.

Your conveyancer may be unable to act for your mortgage lender, because some mortgage lenders are only prepared to work with a select panel of legal firms.

In this case, the lender will require a second law firm to carry out the legal work, and you will usually need to pay this alternate solicitor's costs. Resulting delays can jeopardise the whole purchase.

Failing to confirm your property solicitor's lender panel status could result in serious delays.

Quittance Conveyancing can act on behalf of all mortgage providers.

Tandridge District Council searches and other searches

Property searches are enquiries made of public bodies by Warlingham conveyancing solicitors to help uncover relevant information about the home you want to buy.

Mortgage lenders also need conveyancing searches to be submitted. Required searches will include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Your conveyancer will notify you if your lender wants any additional searches, for example a highways authority search or a more detailed plan search.

Tandridge District Council has an average turnaround time of 5 weeks for property searches, so your conveyancer will recommend using a faster search agent.

Planning issues

The conveyancing solicitor acting for the buyer will also obtain an 'Official Copy of the Title Register' from HM Land Registry, helping to evidence any issues. Examples of these include restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

Tandridge District Council Council Tax

Council tax is calculated by Tandridge District Council on property value and the number of people living in the property. For example, a home in the Tandridge District Council area in Valuation Band C would pay £1,671 per annum.

Warlingham conveyancing solicitors will inform a purchaser of the home's council tax band as soon as they are 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 reduces the tax due to 75% which would equal £1,253.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or for spouses of students who are not British. The Valuation Office Agency assign bands for new build homes, and where the owner has requested a revaluation.

Band Tandridge District Council Tax (2018)
A £1,253
B £1,462
C £1,671
D £1,880
E £2,298
F £2,716
G £3,134
H £3,760

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

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
First Floor
Warwick House
67 Station Rd

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Warlingham properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

A property buyer will usually need to pay stamp duty if the residential property they are purchasing is valued at over £125,000.

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

This table sets out Stamp Duty Land Tax for average property in Warlingham:

  Average sale price (2017) Stamp Duty Land Tax
Average price £514,937 £15,746.85
Average price (detached) £839,760 £31,988.00
Average new build £400,538 £10,026.90

Stamp duty relief for first-time buyers in Warlingham

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. If you own another home or share in a home , anywhere in the world you will be subject to a higher SDLT rate of 3%. E.g. if a second property was bought for £514,937 then the stamp duty including the surcharge would be £41,194.96. .

Conveyancing solicitors in Warlingham should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Warlingham

New build site

The drawbacks associated with buying a leasehold flat in the UK have been well chronicled in the newspapers. Numerous legal complications could be lying in wait for an uninformed purchaser, such as unreasonable ground rents and excessive freehold premiums.

Serious financial ramifications can result from an inexperienced solicitor's failure to give good leasehold advice.

If you intend to buy a property with a lease, a expert conveyancing solicitor in Warlingham will address aspects of leasehold, for example absent freeholders, checking the lease itself and reserve funds.

Make sure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Warlingham?

New build building site

The average price for a new build home in Warlingham is £395,000. 1 new build homes have been bought in Warlingham in 2018 so far.

The legal work for buying a new build property can be more involved than any other type of conveyancing. To prevent difficulties arising a Warlingham conveyancing solicitor must be conscious of local factors and must check a range of issues, e.g. handling unreasonable delays and dealing with incomplete service connection agreements.

Our expert new build team provide a specialist assessment of the legal status of the property, whilst being mindful of issues ranging from problematic leasehold terms to 'doubling' ground rent and service charges (where applicable).

Conservation areas in Surrey

Your conveyancing solicitor will check if the property you are planning to buy is in one of Warlingham's conservation areas. If it is, the property is affected by constraints. These conditions, called Article 4 Directions, may include a wide range of constraints from restrictions on door and window styles, to general restrictions governing unsympathetic additions or modifications.

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

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

Conveyancing - Selling a property in Warlingham

Conveyancing for a sale of a house or flat is normally less troublesome than when purchasing. For a house purchase, caveat-emptor' means that the onus is solely on the buyer to discover whether the legal title of the property is not legally defective.

On the other hand, when selling, conveyancing solicitors in Warlingham acting for the existing owner need only answer the purchaser's enquiries.

What could go wrong?

Frequently occurring issues, such as not being registered at the Land Registry, can significantly derail the conveyancing process if they are ignored.

Don't bury your head and hope the buyer's solicitor won't notice. Instead, get legal advice, square up to the issue(s), and find a solution promptly.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold property is a great deal more technical than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Warlingham will usually undertake extra work, including requesting the latest service charge and ground rent statement or a copy of the building's asbestos survey (if required).

To reduce leasehold-related delays, it is recommended that the vendor contact a solicitor as soon as the decision is made to sell.

Can your conveyancing solicitors act for both the buyer and the seller in a single transaction?

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

You could contact a local Warlingham conveyancing solicitor firm to handle your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Warlingham conveyancing solicitor directory

  • Streeter Marshall LLP, 416 Limpsfield Road, Warlingham, Surrey, CR6 9LA

Conveyancing - Remortgaging a property in Warlingham

Benefitting from a better rate to reduce monthly expenses is the main reason that homeowners remortgage. There are other reasons, such as wanting a more flexible mortgage, or releasing capital to pay off other debts.

Homeowners should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in Warlingham, reducing the time the conveyancing takes to complete. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

To make sure that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and the mortgage provider.

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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