Updated: October 12, 2018

West Byfleet conveyancing solicitor fees and costs

No Move, No Fee conveyancing in West Byfleet

Conveyancing solicitor fees are the charges you pay to your West Byfleet conveyancing solicitor for the legal work associated with moving home.

How are West Byfleet conveyancing fees calculated?

We work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in West Byfleet who will work on a fees per hour basis. Your conveyancing quote will explain what fees you will need to pay when your property transaction has completed.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as telegraphic transfer fees or local authority searches.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in West Byfleet cost?

Although conveyancing fees in West Byfleet will be the same as anywhere else in the country, the disbursements required can vary. For example, specific extra searches, such as a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in West Byfleet

As a key part of the legal work for a homebuyer, a conveyancing solicitor in West Byfleet will look into the property's title and make their "report on title".

Following their enquiries the solicitor will offer suggestions and advice and will help with resolving any problems and register the title in the new owner's name.

The following considers those types of property that may carry risks for buyers looking for conveyancing solicitors in West Byfleet.

Your West Byfleet conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a major lender such as the Co-operative Bank, to a financial institution like the Ecology Building Society. Before you instruct a West Byfleet conveyancing solicitor, it is paramount that you confirm that they are approved by your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some banks and building societies will only accept a select panel of solicitors or licensed conveyancers that match certain criteria.

If that is the case, the lender will need a second firm to complete the legal work, and you will be expected to pay this second solicitor's costs. This can push back the completion date of the purchase.

Serious delays can occur if you fail to check your solicitor's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Woking Borough Council searches and other searches

Searches are questions submitted to public bodies by West Byfleet conveyancing solicitors to provide information about the property being purchased.

Searches are firstly carried out to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Buyers will be informed if your mortgage lender needs any more searches, for example a radon gas search or a geological search.

Property purchasers will have to endure a wait of up to 3 weeks for property searches provided by Woking Borough Council. A private search company will be able to provide this information sooner.

Planning issues

The conveyancing solicitor acting for the buyer will also obtain an 'Official Copy of the Title Register' from the Land Registry. This will help to reveal any potential issues, for example restrictive covenants governing the use of the property or outbuildings lying outside the boundary.

Woking Borough Council Council Tax

As a homeowner in West Byfleet, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Band B house in West Byfleet, the council tax payable would be £1,463 per year.

A conveyancing solicitor in West Byfleet will inform a purchaser of the property's 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 (25%) would reduce the tax due to £1,097.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Woking Borough Council Tax (2018)
A £1,254
B £1,463
C £1,672
D £1,881
E £2,299
F £2,717
G £3,136
H £3,763

Can I lower my band?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
3rd Floor
Bridge House
Walnut Tree Close

Stamp Duty on West Byfleet properties

If you are buying a residential property that costs over £125k, then you will have to pay SDLT to HMRC. It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

Quittance Conveyancing use smart case management systems to ensure that mistakes are not made on the SDLT process.

The following table illustrates SDLT examples for typical properties in West Byfleet:

  Average selling price (2018 to date) Stamp Duty
Average price £416,819 £10,840.95
Average price (detached) £605,450 £20,272.50
Average new build £296,975 £4,848.75
Following the autumn statement, second home buyers must pay a stamp duty surcharge of 3%. For example, if an existing homeowner bought a second property in West Byfleet for the average price of £416,819 the stamp duty would be £33,345.52.

Stamp duty relief for first-time buyers in West Byfleet

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

Conveyancing solicitors in West Byfleet will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in West Byfleet

New build site

Buying a leasehold property without knowing what you are getting into can be costly. The many potential traps awaiting an uninformed purchaser could include:

  • unfair developer practices
  • increasing ground rents
  • undisclosed major works
  • onerous clauses in the lease
Inaccurate leasehold advice, from a solicitor with little specialist experience, could have serious financial consequences.

If you are planning to buy a property with a lease, a expert conveyancing solicitor in West Byfleet will consider potential leasehold issues, for example current-year service charge estimates, sinking funds and dealing with freeholders.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in West Byfleet?

Building site

According to Her Majesty's Land Registry information, 2 new build homes have been bought in West Byfleet in 2018 so far. The average cost of new build property in West Byfleet is £296,975.

A new-build conveyancing solicitor in West Byfleet must be well-versed in both local West Byfleet issues as well as the complications associated with new build, including ensuring that new build mortgage conditions are met, ensuring that the contract is in the buyer's favour and working with warranty providers such as NHBC Buildmark, Advantage HCI? and ICW.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal title of the house or flat, and in particular considerations like onerous leasehold conditions and an assessment of other risks, such as flood risk.

Surrey Conservation areas

Whether you are going to buy a period country house or a Victorian family home, if the property is in a conservation area, any changes you can make to the property might not be allowed by Woking Borough Council.

These building controls could include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

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

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

Conveyancing - Selling a property in West Byfleet

The legal process for a sale of a house or flat is less difficult than for a property purchase. The buyer's conveyancer must carry out extensive due diligence into the property's title and other legal aspects, whilst conveyancing solicitors in West Byfleet acting for the vendor just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What can you do to help your sale go through?

A house or flat will frequently have numerous possible issues (such as chancel repair liability) which may hinder the sale process.

Property experts will generally suggest to vendors that they face any such problems head on and fix them.

Useful reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold flat or house is quite a lot more protracted than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in West Byfleet must carry out additional tasks, including getting an up-to-date service charge statement, through to any documentation relating to forfeiture proceedings.

Given the complexities of leasehold property, it is strongly advised that the seller instructs a leasehold-specialist lawyer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a property sale. However, a conveyancer who is regulated by the CLC, can act for both sides.

You may want to instruct a property solicitor firm in West Byfleet to carry out your conveyancing, if a Quittance conveyancer is acting for the other side.

Local West Byfleet conveyancing solicitor directory

  • Stuart Q Murphy, 15 Station Approach, West Byfleet, Surrey, KT14 6NF
  • Larkin & James, Newlands House, 31 High Road, Byfleet, West Byfleet, Surrey, KT14 7QH

Conveyancing - Remortgaging a property in West Byfleet

Homeowners remortgage for all sorts of reasons, such as wanting a more flexible mortgage, or releasing funds to help kids get on the property ladder. By far the most common reason, however, is to benefit from a lower interest rate.

Homeowners should be able to enjoy a better rate sooner with a more efficient conveyancing solicitor in West Byfleet, working to reduce the processing time of the legal work. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.

In order to certify that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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