Award-winning No Move, No Fee conveyancing for Wembley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our specialist No Sale, No Fee property lawyers help residential property buyers and sellers looking for conveyancing solicitors in Wembley and across London.
We offer guaranteed fixed conveyancing fees, and because we prioritise enhanced communication, you will never be uncertain about the progress of your move.
If, for whatever reason, your sale or purchase does not complete our no move no fee promise means you won't incur any conveyancing solicitors' legal fees.
Wembley's most communicative conveyancing service
According to a Veyo poll of home mover attitudes, approximately 1/3 of the participants reported that they were not kept up to speed by the [solicitor].
The official bodies of Wembley property lawyers are focused on promoting proactive communication, and the client service charters of the Council for Licensed Conveyancers and the Law Society's CQS make explicit reference to the required standard of communication.
Despite focus from regulators, a survey carried out by OnePoll, showed 23% of conveyancing transactions do not complete successfully as the result of inadequate communication.
Our Wembley conveyancing solicitors aim to deliver a dedicated and proactive conveyancing service by email, phone and via our case management app, 7 days a week:
- Best Wembley conveyancing solicitors fees
- Direct line for your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Award-winning technology to track your case
- Instant progress updates via smartphone, tablet and PC
Updated: October 12, 2018
Wembley conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Wembley
Conveyancing solicitor fees are the charges you pay to your Wembley conveyancing solicitor for the legal work associated with buying or selling a property.
Are Wembley conveyancing fees and costs fixed?
We work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Wembley who offer services on a cost per hour basis. Your quote will set out all fees and disbursements you will need to pay when your property transaction has completed.
Are there any other costs in addition to conveyancing fees?
In addition to the legal fees you will also have to pay for 'disbursements'.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like HMLR fees or TT fees.
How much will conveyancing in Wembley cost in total?
Wembley conveyancing solicitor fees should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. a mining search, may be necessary.
There are no hidden costs or nasty surprises with Quittance Conveyancing. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Wembley
Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer and the estate agent.
That said, it remains the responsibility of the Wembley conveyancing solicitor to investigate the property, and deliver their report on title to the purchaser, iron out any legal issues and confirm that the legal title passes to the new owner.
The content below gives assistance for buyers who want conveyancing solicitors in Wembley.
- Conveyancing solicitors in Brent
- Conveyancing solicitors in Bushey
- Conveyancing solicitors in Rickmansworth
- Conveyancing solicitors in North West London
- Conveyancing solicitors in London
Your Wembley conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a niche mortgage lender like Bluestone Mortgages or a large lender such as TSB, before appointing a conveyancing solicitor in Wembley it is very important that you make sure that they can act for your lender.
Some mortgage lenders will only work with a selected list (their 'panel') of legal firms. If your conveyancer is not on the panel of your lender, the lender will likely need a different solicitor firm to act in their interests.
The purchaser will then have to cover this alternate lawyer's fees and significant delays to your move could occur.
Our conveyancing solicitors are approved to act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Brent Borough Council)
Searches are applied for by Wembley conveyancing solicitors to expose any pertinent information that could impact the value of your home.
Searches are carried out primarily to meet lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
More pertinent searches, such as a Crossrail search or a ground stability report, may also be advised in the initial LA and Environmental searches.
Property purchasers will have to endure a wait of roughly 4 weeks for Residential property searches provided by The London Borough of Brent, so your solicitor will instead order faster regulated searches.
Checking planning status
Official Entries (or 'office copies') will also be sourced from HMLR by your conveyancing solicitor, helping to identify any planning issues, for example that a restrictive covenant has been breached or errors on the title plan.
London Borough of Brent Council Tax
The amount of council tax a homeowner in Wembley will pay to London Borough of Brent will depend on the property's value and the number of residents. E.g. a property in the London Borough of Brent area in Band D would pay £1,497 per annum.
Wembley conveyancing solicitors will inform the purchaser of the home's council tax 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 reduces the tax due to 75% which would equal £1,122.
Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property was left empty by a bankrupt person.
|Band||London Borough of Brent Tax (2018)|
Could you be overpaying?To appeal contact:
Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made. 10 saw a reduction.
Stamp Duty on Wembley properties
The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.If the purchase price of the residential property you intend to buy is over the £125,000 threshold, you must pay SDLT.
Quittance's investment in the latest integrated conveyancing case management system means that HMRC filing complications are a thing of the past.
See table below for stamp duty examples for properties in Wembley:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£685,625||£24,281.25|
|Average new build||£277,875||£3,893.75|
Stamp duty relief for first-time buyers in Wembley
For first-time buyers, stamp duty is only payable on purchases over £300,000. Higher rates of stamp duty apply to buyers of second home in the form of a 3% stamp duty surcharge. Therefore, if a homeowner in Wembley bought a second home for the average price of £429,311 the SDLT would be £34,344.88.
Conveyancing solicitors in Wembley will ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Wembley
The risks associated with purchasing a leasehold house or flat in the UK are well documented. The many potential traps lying in wait for an uninformed buyer can include:
- undisclosed major works
- restrictions on the use of the property
- freeholds sold without first refusal to leaseholders
- exponential ground rents
If you intend to buy a leasehold home, a good conveyancing solicitor in Wembley will consider possible leasehold issues, including :
- sometimes ancient and arcane lease documents
- absent freeholders
- service charges, ground rents and buildings insurance arrangements
- alterations since the lease was granted
- unexpired lease terms
Ensure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.
Buying a 'New Build' property in Wembley?
2 new build houses and flats have been bought in Wembley in 2018 so far, according to local information gathered by Her Majesty's Land Registry. The average purchase price of Wembley new build property is £277,875.
The legal side of acquiring a new build property requires specialist knowledge, compared to 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Wembley needs to be conscious of local Wembley issues and will need to investigate several key factors, e.g. dealing with failures to arrange warranty provider inspections and negotiating new build contracts.
With our new build team, you will get an independent view of the legal title of the house or apartment, with a close eye on factors like unfair leasehold conditions and an assessment of other risks, such as flood risk.
Conservation areas in London
Your conveyancing solicitor will check if the house you are purchasing is in a conservation area in Wembley. If it is, the house could be affected by specific constraints. These restrictions, referred to as Article 4 Directions, can include restrictions on the addition of boundary walls, limitations on new outbuildings or restrictions on the use of cladding.
The local authority 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 Wembley.
Conveyancing - Selling a property in Wembley
The legal side of a sale of a house or flat is less complicated than when buying. With a property purchase, caveat-emptor' means that the onus is solely on the buyer to satisfy themselves that the title of the property is legally sound.
Conversely, when selling, conveyancing solicitors in Wembley acting for the seller need only respond to the buyer's solicitor's formal enquiries.
What can you do to help your sale go through?
Common obstacles, like problems with a party wall agreement, can actually frustrate your move.
It is better not to hide from the issue, trusting that the issue won't be discovered - a better course of action will be to speak to an expert and tackle it as quickly as possible.
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
Selling a leasehold property
The conveyancing process for a leasehold flat (leasehold houses are uncommon) is a great deal more involved than for a more straightforward freehold house.
Conveyancing solicitors in Wembley will also need to carry out additional work, and this could include sourcing an up-to-date service charge statement, through to a copy of the building's asbestos survey (if required).
To reduce leasehold-related delays, it is highly recommended that the vendor contact a conveyancer as soon as is practicable.
What if Quittance conveyancers are acting for the other side?
CLC-regulated conveyancers can act for both parties. However, Solicitors Regulation Authority rules restrict the same conveyancing solicitor from acting on both sides in a house sale and purchase.
You could contact a local Wembley conveyancing solicitor firm to handle your legal work, if a Quittance conveyancer is acting for the other side.
Local Wembley conveyancing solicitor directory
- Verma & Co, 429a High Road, Wembley, Middlesex, HA9 7AB
- Shah Law Chambers, 1st Floor, 604 High Road, Wembley, Middlesex, HA0 2AF
- Tann & Tann Solicitors, Second Floor, 604 High Road, Wembley, Middlesex, HA0 2AF
- Hodders Law Limited, 311 Harrow Road, Wembley, Middlesex, HA9 6BD
- J M Amin & Co, Premier House, 45 Ealing Road, Wembley, Middlesex, HA0 4BA
Conveyancing - Remortgaging a property in Wembley
Reducing monthly repayments by finding a better rate of interest is usually the main reason why people decide to remortgage. There are other reasons, such as the current mortgage deal coming to an end, or wanting to borrow more.
Homeowners can appreciate the benefits of a lower rate faster with a more efficient conveyancing solicitor in Wembley. They will work to reduce the processing time of the conveyancing. With rate rises hard to predict, fast conveyancing can be a crucial factor in getting the mortgage rate you want.
It is important that the property lawyer handling your remortgage can also act for the new mortgage lender. Quittance Conveyancing are on the panel for all major UK lenders, so whether you are moving to a cashback mortgage with the NatWest or to a capped-rate mortgage with the Furness Building Society, our remortgage team can assist.
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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