Updated: October 12, 2018

Welling conveyancing solicitor fees

No Move, No Fee conveyancing in Welling

Conveyancing solicitor fees are the costs you pay to your Welling conveyancing solicitor for the legal work associated with moving home.

Are Welling conveyancing fees and costs fixed?

Our conveyancers work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Welling who will work on an hourly rate. Your quote sets out exactly what you will need to pay when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as office copies or bankruptcy checks.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Welling cost?

Welling conveyancing solicitor fees will not vary. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a mining search, may be needed and Local Authority Search fees can vary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Welling

Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to their estate agent and to the purchaser.

It is, however, still the duty of the Welling conveyancing solicitor to carry out due diligence on the property, deliver their report on title to the purchaser, assist in resolving any issues and ensure that the full legal ownership is transferred.

The following provides useful guidance for people searching for conveyancing solicitors in Welling for a purchase.

Your Welling conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from the Chelsea Building Society, Barclays Bank or any other lender, before you instruct a Welling conveyancing solicitor it is essential that you check that they are on the panel of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some mortgage lenders will only accept a selected list (their 'panel') of firms that meet stringent criteria.

In this case, the lender will require a different legal firm to act in their interests, and you will then have to cover this second solicitor's costs. This can push back the completion date of the purchase.

Delays can arise if you do not confirm your property lawyer's lender panel status.

Quittance Conveyancing are approved to act for all lenders.

Bexley Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Welling conveyancing solicitors to help to identify any broader issues that could have an impact on how much your house or flat is worth.

Searches are firstly carried out to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your solicitor will notify you if your lender insists on any more searches, e.g. a Crossrail search or an energy search.

Buyers can expect to wait approximately 5 weeks for Residential property searches ordered from the London Borough of Bexley, so your solicitor will instead apply for quicker personal searches.

Planning searches

Office copies will also be obtained from the Land Registry by the homebuyer's conveyancing solicitor. This helps to find any potential issues, for example errors on the title plan or restrictions that limit alterations.

London Borough of Bexley Council Tax

The council tax paid by a homeowner is based on various factors that include the number of occupants aged over 18 and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance for an average Band D property in Welling, the tax would be £1,588 per year.

Welling conveyancing solicitors will inform a purchaser of the property's tax band once this is confirmed by the searches.

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 £1,191.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the home is left unoccupied by a student. New build property is assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band London Borough of Bexley Tax (2018)
A £1,059
B £1,235
C £1,412
D £1,588
E £1,941
F £2,294
G £2,647
H £3,176

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

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, and 20 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
10th Floor
Crown House
Linton Rd
Barking
IG11 8HJ
Essex

Stamp Duty on Welling properties

The threshold for Stamp Duty Land Tax for a property is £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 Conveyancing is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

See examples for local properties:

  Average selling price (2018 to date) Stamp Duty
Average price £362,688 £8,134.40
Average price (detached) £477,500 £13,875.00
Average new build £339,499 £6,974.95
If you are buying a second home for more than £40,000 then you will have to pay a stamp duty surcharge of 3%. Therefore, if a homeowner in Welling bought a second home for the average price of £362,688 the SDLT would be £29,015.04.

Stamp duty relief for first-time buyers in Welling

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas.

Welling conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Welling

New build site

It is risky to purchase a leasehold house or flat without being aware of the facts. Numerous legal complications could be awaiting an uninformed purchaser, including absent freeholders and exponential ground rents.

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

If you intend to purchase a house or flat with a lease, a good conveyancing solicitor in Welling will consider possible leasehold issues, e.g. reviewing the lease itself (some leases are over 100 years old), dealing with freeholders and service charges.

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

Buying a 'New Build' property in Welling?

New build building site

The average cost of Welling new build properties is £339,499, based on data published by HM Land Registry. 4 brand new homes have been bought in Welling in 2018 so far.

Buying a new build is frequently more involved than other types of conveyancing. To avoid potential problems a Welling conveyancing solicitor must be conscious of local Welling considerations and needs to check numerous things, such as liaising with the builder's onsite sales team and verifying rights of easements.

Our new build team are specialists in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.

Conservation areas in London

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving into a conservation area-protected street usually means that the local character will be preserved. However, conservation area restrictions will affect your residential property.

Referred to as Article 4 directions, these building controls could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Welling.

Conveyancing - Selling a property in Welling

The conveyancing process on a sale of a home is simpler than for a property purchase. When a house or flat changes hands, the principle of 'buyer beware' means that the onus lies entirely with the buyer to ensure that the home they are buying can be mortgaged and is free from legal issues.

Conversely, when selling, conveyancing solicitors in Welling acting for the existing owner effectively just answer the purchaser's enquiries.

What could jeopardise the sale of your property?

Common issues, like issues with neighbours' rights over the property, have the potential to derail your move if left unresolved.

Don't shy away from finding a solution, trusting that the issue won't be discovered - seek out professional help instead, square up to the issue(s), and find a solution as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold property is significantly more complicated than for a freehold property.

Welling conveyancing solicitors will also perform extra work, which could include approaching the managing company for management company information, through to details of historical insurance claims.

In order to resolve any leasehold delays faster, it is strongly advised that the seller instruct a solicitor as soon as an estate agent is chosen.

Can Quittance conveyancers act for both sides?

A conveyancer who is regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale.

You may want to instruct a property solicitor firm in Welling to carry out your conveyancing, if one of our conveyancing solicitors is acting for the other side.

Local Welling conveyancing solicitor directory

  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX
  • T G Baynes Solicitors, 104 Bellegrove Road, Welling, Kent, Welling, Kent, DA16 3QD

Conveyancing - Remortgaging a property in Welling

Benefitting from a better rate to reduce monthly expenses is usually why homeowners decide to switch lenders. There are other reasons, including getting on to a new fixed-rate deal, or releasing funds to help kids get on the property ladder.

A good conveyancing solicitor in Welling 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 uncertain, fast conveyancing can be a critical factor in getting the mortgage rate you want.

To certify that the mortgage provider's interests are protected, the property lawyer handling your remortgage will need to act for both you and the mortgage lender.

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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