Updated: October 12, 2018

West Molesey conveyancing solicitor fees

No Move, No Fee conveyancing in West Molesey

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in West Molesey for carrying out the legal work for a property transaction.

How are West Molesey conveyancing fees calculated?

Some conveyancing solicitors in West Molesey will work on a fees per hour basis. Our conveyancers work on a fixed No Sale, No Fee basis, with no hidden fees. Your conveyancing quote will set out what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like local authority searches or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total West Molesey solicitor conveyancing fees be?

Although conveyancing fees in West Molesey will be the same as anywhere else in the country, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote 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 West Molesey

In carrying out the conveyancing for a property buyer, the conveyancing solicitor in West Molesey will investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The buyer's property lawyer will offer professional advice once their enquiries are complete, offer pragmatic solutions and ensure that the full legal ownership is transferred.

The content below discusses the property types that involve additional hazards for homebuyers who need conveyancing solicitors in West Molesey.

Your West Molesey conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a financial institution like the Skipton Building Society or a major lender such as Yorkshire Bank, before instructing a West Molesey conveyancing solicitor you need to check that they can act for your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders will only accept a restricted panel of firms.

Should this be the case, the lender will likely require a second solicitor firm to act in their interests, and you will usually need to pay this alternative lawyer's fees. The additional work can mean the process takes much longer.

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

Our conveyancing solicitors are approved to act for all banks and other lenders.

Elmbridge Borough Council searches and other searches

Searches are applied for by West Molesey conveyancing solicitors to identify planning, development and environmental issues that might potentially undermine the value of your home.

Banks and building societies also usually require specific searches to be submitted. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilitythere is a risk that some West Molesey properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Additional searches, such as a tin mining search or an energy search, may also be referred to subject to the outcome of the initial searches.

The estimated delivery time for Residential property searches supplied by Elmbridge Borough Council is 5 weeks, so quicker regulated searches will be recommended.

Planning issues

Your conveyancing solicitor will get office copies from HMLR, helping to evidence any planning issues. Examples of these include outbuildings lying outside the boundary or rights or restrictions on how the property may be used.

Elmbridge Borough Council Council Tax

Elmbridge Borough Council calculate your council tax based on a number of criteria that include the size and layout of the property and the property's value as at 1 April 1991. The occupier of a property in Band D, for example, would owe annual council tax of £1,864.

Conveyancing solicitors in West Molesey will inform a purchaser of the property's band after this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,398.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate.

Band Elmbridge Borough Council Tax (2018)
A £1,242
B £1,449
C £1,657
D £1,864
E £2,278
F £2,692
G £3,106
H £3,727

Can I challenge my valuation?

From April 2016 to March 2017, 50 council tax challenges were made. 10 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
2nd Floor
1 Francis Grove
SW19 4DT

Stamp Duty on West Molesey properties

After a home sale has completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the home if it exceeds £125,000.

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

See table below for SDLT examples for properties in Surrey:

  Average sale price (2018 to date) SDLT
Average price £540,880 £17,044.00
Average price (detached) £849,776 £32,488.80
Average new build £462,933 £13,146.65

Stamp duty relief for first-time buyers in West Molesey

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Higher rates of SDLT apply to buyers of second residential property in the form of a surcharge of 3%. E.g. if a second property was bought for £540,880 then the SDLT including the surcharge would be £43,270.40. .

Conveyancing solicitors in West Molesey will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in West Molesey

New build site

The possible drawbacks of purchasing a leasehold flat in the UK are under increasing media scrutiny. There are any number of legal technicalities that could be lying in wait for the unsuspecting purchaser, such as incomplete management company accounts and ground rent multipliers.

Bad or incomplete leasehold advice, from an inexperienced lawyer, can have costly, long-term consequences.

A good conveyancing solicitor in West Molesey will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (some leases are over 100 years old)
  • ground rents and service charges
  • dealing with freeholders
  • rights issues

Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in West Molesey?

New build building site

Based on data collated by HM Land Registry, 93 newly-constructed homes have been bought in West Molesey in 2018 so far. The average price for West Molesey new builds is £462,933.

A new-build conveyancing solicitor in West Molesey will need to be familiar with regional issues and the added complexities of new build, including squaring developer incentives with lenders and verifying rights of access.

With Quittance Conveyancing, you will get an independent assessment of the property's legal status, whilst being mindful of issues like problematic leasehold terms and an assessment of other risks, such as future local development.

Surrey Conservation areas

When carrying out the legal work for a home in West Molesey, a conveyancing solicitor will check if the house is in one of West Molesey's conservation areas. If it is, the house is affected by restrictions. These restrictions, called Article 4 Directions, can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

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 was responsible for the changes.

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

Conveyancing - Selling a property in West Molesey

The conveyancing process on a property sale is normally less troublesome than when buying. With a property purchase, the responsibility lies with the purchaser to ensure that the title of the property they are buying can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in West Molesey acting for the person selling just answer questions set by the buyer's conveyancing solicitor.

What should you do to minimise the risk of your sale falling through?

A property will frequently have numerous issues (e.g. having a flying freehold or previous or historic subsidence) which could frustrate the conveyancing process for weeks.

It is better not to hide from the issue and hope the buyer's solicitor won't notice. Instead, you should talk to a professional, face the issues head on, and find a solution as early as possible.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is much more time-consuming than for a freehold house.

West Molesey conveyancing solicitors must usually carry out further legal work, including obtaining an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

To reduce delays, it is recommended that the seller instructs a property lawyer with leasehold experience as early in the process as possible, and ideally before going on the market,.

What if Quittance is acting for the other side?

SRA regulations restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both parties.

If you are buying or selling a West Molesey property, and we are acting for the other side, you can contact a property solicitor firm in West Molesey to handle your legal work.


Conveyancing - Remortgaging a property in West Molesey

The most common reason homeowners remortgage a home is to get a better interest rate. Other reasons to consider remortgaging include releasing funds to help pay for home improvements, or getting on to a new fixed-rate deal.

A proactive conveyancing solicitor in West Molesey can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to securing the rate you want.

To make sure that the mortgage provider's interests are protected, the property lawyer handling your remortgage will 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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