Award-winning No Move, No Fee conveyancing for West Drayton home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our specialist no sale - no fee property lawyers help property sellers and buyers looking for conveyancing solicitors in West Drayton and across London.
With 100% fixed conveyancing fees and a focus on proactive communication between all parties, Quittance understand how to take the stress out of moving.
In the event that your move does not complete our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
West Drayton's most communicative conveyancing service
According to a survey over 200,000 home buyers for Modern Law Magazine, 1/5 of conveyancing complaints related to poor communication.
In fact, conveyancing solicitor communication is so crucial to a speedy move that the Council for Licensed Conveyancers (CLC) Client Charter makes specific mention of resolving the problem.
Despite focus from regulators, a Conveyancing Association survey, indicated that around 1/4 of property deals do not exchange due to poor communication.
Keeping you informed
Quittance Conveyancing's West Drayton conveyancing solicitors aim to deliver a dedicated and proactive conveyancing service wherever you are, using your preferred contact method, every day of the week:
- Best West Drayton conveyancing solicitor fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Instant progress updates via your chosen method (including SMS, phone and email)
- Award-winning case tracking system
- Your dedicated conveyancing lawyer's DDI and email address
Updated: October 12, 2018
West Drayton conveyancing solicitor fees and costs
No Move, No Fee conveyancing in West Drayton
Conveyancing solicitor fees will be paid to your West Drayton conveyancing solicitor for the legal work involved in moving home.
Are West Drayton conveyancing fees and costs fixed?
Our solicitors work on a guaranteed fixed conveyancing fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in West Drayton who carry out the legal work on an hourly rate. Your quote will set out exactly what you will be charged when your sale or purchase completes.
Besides conveyancing fees, what other costs are there?
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, such as local authority searches or managing agent information.
How much will the total West Drayton solicitor conveyancing fees be?
Conveyancing fees in West Drayton should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a Coal Authority search, may be needed.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in West Drayton
The legal work for a property purchase will need a West Drayton conveyancing solicitor to consider a wide range of issues. Examples of such issues are a defective title (e.g. breached restrictive covenants) and the future saleability of the property.
The buyer's property lawyer will report their findings back to the buyer and their mortgage lender, deal with any legal issues and register the new owner's title at the Land Registry.
This section provides advice to assist buyers looking for conveyancing solicitors in West Drayton.
- Conveyancing solicitors in Croydon
- Conveyancing solicitors in Hillingdon
- Conveyancing solicitors in West London
- Conveyancing solicitors in London
Your West Drayton conveyancing solicitor must be lender-approved
Before you choose a West Drayton conveyancing solicitor, it is paramount that you confirm that they can represent your lender, whether you are getting a mortgage from Aldermore Bank, Lloyds Bank or any other lender.
Your lawyer may not be able to carry out the legal work for your lender, because some mortgage lenders will only accept a select list (referred to as a 'panel') of firms that pass strict selection criteria.
If that is the case, the lender will need a different law firm to complete the legal work, and you will then have to cover this alternative lawyer's fees. Adding another solicitor to the process can delay the whole purchase.
Quittance Conveyancing can perform the conveyancing for all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Hillingdon Borough Council)
Searches are enquiries made by West Drayton conveyancing solicitors to identify information and potential issues affecting your new home.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
Buyers will be informed if your chosen lender needs any further searches, for example a highways authority search or a Forestry Commission search.
Homebuyers could experience a delay of up to 8 weeks for Local Authority searches obtained from the London Borough of Hillingdon. Personal searches (as opposed to official LA searches) will therefore delivered sooner.
Ensuring planning permission is in place
Your conveyancing solicitor will also order an Official Copy of the Title Register from the Land Registry. This will help to reveal potential planning issues. These issues could include restrictions that limit alterations or discrepancies between the property boundaries and the title plan.
London Borough of Hillingdon Council Tax
Council tax is calculated by London Borough of Hillingdon on property value and the number of people living in the property. For instance for an average Valuation Band B property in West Drayton, the council tax due would be £1,094.
West Drayton conveyancing solicitors will inform the buyer of the property's tax band as soon as they are made aware.
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 £821.
Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or properties awaiting grant of probate. Property built after 1991 is assessed and allocated a banding by the Valuation Office Agency (VOA).
|Band||London Borough of Hillingdon Tax (2018)|
Can I challenge the council tax banding?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
3rd Floor Aspect Gate 166 College Rd
A property owner can also apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.
Stamp Duty on West Drayton properties
If you are buying a home that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.
Quittance Conveyancing's legal case management system integrates with electronic filing gateway to ensure that the Stamp Duty Land Tax is settled quickly.
This table sets out SDLT for typical property in West Drayton:
|Average sale price (2017)||SDLT|
|Average price (detached)||£639,382||£21,969.10|
|Average new build||£337,879||£6,893.95|
Stamp duty relief for first-time buyers in West Drayton
Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000.
West Drayton conveyancing solicitors should confirm their client pays the right amount.
Buying a flat? Leasehold conveyancing in West Drayton
The drawbacks associated with buying a leasehold flat in the UK are well publicised. Numerous technical issues may be awaiting the unsuspecting purchaser, including spiralling ground rents and costly and undisclosed major works.
A specialist conveyancing solicitor in West Drayton will address aspects of leasehold, including reviewing the lease itself (many leases are decades old), reviewing correspondence between the freeholder and leaseholder and service charges and whether they have been collected.
Ensure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's specialist leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in West Drayton?
41 new build homes have been bought in West Drayton in 2018 so far, according to the Land Registry. The average sale price of a new build home in West Drayton is £351,093.
A new-build conveyancing solicitor in West Drayton needs to be conscious of West Drayton-specific factors and the added complexities of new build, such as dealing with lender conditions, confirming building regulation compliance and registering ownership with warranty providers such as NHBC, LABC New Home Warranty and Checkmate.
With Quittance Conveyancing, you will get an expert appraisal of the legal title of the house or apartment, with close attention paid to concerns ranging from the home's future mortgageability to potential freehold acquisition traps.
Conservation areas in London
When acting for the purchaser of a property in West Drayton, a conveyancing solicitor will need to confirm if the residential property is in one of West Drayton's conservation areas. If it is, the house will be affected by certain conditions. Called Article 4 directions, these conditions may 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.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in West Drayton.
Conveyancing - Selling a property in West Drayton
Conveyancing for a house sale usually requires less work than when purchasing. With a purchase, the responsibility is solely on the buyer to determine whether the title of the property is mortgageable and is (or can be) registered at the Land Registry.
On the other hand, when selling, conveyancing solicitors in West Drayton acting for the existing owner need only respond to questions set by the buyer's conveyancing solicitor.
What factors could threaten your sale?
Common issues, like a dispute with a neighbour, have the capacity to jeopardise a sale.
Don't shy away from finding a solution and hope any such problems will go away - a better course of action will be to get professional advice, square up to the issue(s), and find a solution promptly.
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
Read more sale conveyancing articles here.
Leasehold conveyancing for a sale
Conveyancing for a leasehold flat (leasehold houses are uncommon) is much more technical than for a more straightforward freehold house.
The complex nature of leasehold property means that conveyancing solicitors in West Drayton will usually undertake additional legal work, including sourcing all relevant freeholder information, through to details of any breach of the terms of the lease.
Given the complexities of leasehold property, it is recommended that the seller instructs a property lawyer with leasehold experience as early in the process as possible, and preferably before going on the market,.
What if Quittance is acting for the other side?
SRA rules prevent a single conveyancing solicitor from acting on both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both parties.
If you are buying or selling a home in West Drayton, and one of our conveyancing solicitors is doing the legal work for the other side, you could contact a local West Drayton conveyancing solicitor firm to handle your legal work.0
Conveyancing - Remortgaging a property in West Drayton
Benefitting from a lower rate to reduce monthly expenses is usually the main reason why homeowners decide to switch lenders. There are other reasons, for example moving to an offset mortgage, or consolidating debts.
Homeowners can benefit from a better rate sooner with a more proactive conveyancing solicitor in West Drayton. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting on to the rate you want.
The property lawyer will need to act for both you and the mortgage provider to make sure the lender's interests are protected.
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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