Updated: October 12, 2018

Woodford conveyancing solicitor fees

No Move, No Fee conveyancing in Woodford

Conveyancing solicitor fees are paid your Woodford conveyancing solicitor for the legal work for a home sale or purchase.

Are Woodford conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Woodford who will work on an hourly rate. Your quote will set out exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as bankruptcy searches or indemnity insurance.

See: Complete list of conveyancing fees and disbursements

How much will the total Woodford solicitor conveyancing fees be?

Conveyancing fees in Woodford should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a Coal Authority search, may be needed.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Woodford

The legal work for a property purchase will require a Woodford conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title to the mortgageability of the property itself.

The buyer's solicitor will report their findings back to the purchaser and their mortgage lender, offer pragmatic solutions and confirm that the legal title passes to the new owner.

This section of the article examines those parts of the legal process for conveyancing solicitors in Woodford where a deeper understanding of the legal technicalities is critical.

Your Woodford conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a major lender such as Lloyds Bank, to a less common mortgage lender like the Darlington Building Society. Before you choose a conveyancing solicitor in Woodford, it is vital that you check that they are approved by your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some lenders will only work with a restricted list (called a 'lender panel') of solicitors or licensed conveyancers.

Under these circumstances, the lender will require a different law firm to complete the legal work, and you will be expected to pay this alternative lawyer's costs. This can mean the process takes much longer.

Delays can arise if you do not check your conveyancing lawyer's lender panel status.

Our conveyancing solicitors can act on behalf of all lenders.

Property Searches (Redbridge Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Woodford conveyancing solicitors to give details about your planned purchase.

Searches are primarily carried out to satisfy mortgage conditions. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will notify you if your mortgage lender needs any more searches, for example a more detailed flood report or a commons registration search.

Property purchasers can expect a lead time of up to 7 weeks for Local Authority searches supplied by The London Borough of Redbridge, so quicker regulated searches will be advisable.

Planning searches

Your conveyancing solicitor also obtains an 'Official Copy of the Title Register' from HMLR. This helps to find any planning issues. Examples of these include the title plan showing only very general boundaries or restrictive covenants governing the use of the property.

London Borough of Redbridge Council Tax

London Borough of Redbridge calculate your council tax based on a variety of factors which include the size of the property and the value of the home as determined by the VOA in 1991. The occupier of a property in Tax Band E, for example, would owe annual council tax of £1,894.

Woodford conveyancing solicitors will inform a purchaser of the home's tax band once they have the Local Authority search results.

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 £1,421.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is a hall of residence.

Band London Borough of Redbridge Tax (2018)
A £1,033
B £1,206
C £1,378
D £1,550
E £1,894
F £2,239
G £2,583
H £3,100

Can I dispute my band?

To challenge your banding contact:

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

From April 2016 to March 2017, 40 council tax challenges were made, and 10 saw a reduction.

Stamp Duty on Woodford properties

The current SDLT threshold for residential properties is £125,000.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See table below for Stamp Duty Land Tax examples for homes in London:

  Average selling price (2017) SDLT
Average price £1,028,020 £46,552.00
Average price (detached) £1,209,120 £64,662.00
Average new build £854,797 £32,739.85
Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. For example, if a property owner bought a second home in Woodford for the average price of £1,028,020 the stamp duty would be £133,642.60.

Stamp duty relief for first-time buyers in Woodford

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k.

Woodford conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Woodford

New build site

Buying a leasehold home is not as simple as purchasing a freehold property. Numerous technical obstacles may be awaiting an uninformed buyer, including:

  • undisclosed major works
  • unfair developer practices
  • freeholds sold without first refusal to leaseholders
  • increasing ground rents
Severe consequences can result from an inexperienced conveyancer's bad leasehold advice.

If you intend to buy a house or flat with a lease, a specialist conveyancing solicitor in Woodford will investigate aspects of the leasehold purchase, including :

  • checking the lease itself
  • dealing with freeholders
  • ground rents and service charges
  • onerous restrictions
  • short leases

Make sure that you are fully-informed regarding your planned purchase - You can call our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Woodford?

New build site

According to data compiled by Her Majesty's Land Registry, the average price for new build properties in Woodford is £449,784. 450 brand new homes have been bought in Woodford in 2018 so far.

A new-build conveyancing solicitor in Woodford needs to be conscious of Woodford-specific considerations and the added complexities associated with new build, e.g. confirming right of way over drains and sewers and advising on mortgage offer flexibility for delayed completion.

Our new build conveyancing team specialise in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.

Conservation areas in London

Your conveyancing solicitor will need to confirm if the home you are planning to buy is in a conservation area in Woodford. If it is, the house will be affected by certain restrictions. These constraints, referred to as Article 4 Directions, may include restrictions on the removal of chimneys, restrictions on the addition of cladding or restrictions on side or 2 storey extensions.

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

Your conveyancing solicitor will address whether your planned purchase is located one of Woodford's conservation areas.

Conveyancing - Selling a property in Woodford

Conveyancing for a property sale is normally less troublesome than when buying. The buyer's conveyancer does detailed research into the property's title and other legal aspects, whereas conveyancing solicitors in Woodford acting for the vendor effectively just responds to enquiries made by the buyer's solicitor.

What could jeopardise the sale of your home?

Homes will often come with a range of potential complications (e.g. missing planning permission) that have the capacity to prolong the conveyancing process for several weeks.

It is best not to procrastinate as solicitors are trained to unearth any such issues. Get advice and deal with it proactively.

Further reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat or house is quite a lot more difficult compared to a freehold house.

Woodford conveyancing solicitors will also need to carry out additional work, which could include obtaining all relevant freeholder information, through to any documents pertaining to a variation of the terms of the lease.

It is highly recommended that the seller instructs a property lawyer with leasehold experience as soon as possible, potentially before putting the property on the market, to reduce delays.

Can Quittance conveyancers act for both sides?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA rules restrict the same solicitor from acting on both sides in a house sale.

You may wish to contact a law firm in Woodford to undertake your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Woodford

Securing a lower interest rate is the main reason that people decide to remortgage. There are other reasons, including releasing funds to help kids get on the property ladder, or switching from interest-only to repayment.

A good conveyancing solicitor in Woodford will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

Your property lawyer must also be able to act on behalf of your preferred lender. Our conveyancers are on all major UK lenders' panels. So whether you are switching to a fixed-rate mortgage with Lloyds Bank or to a repayment mortgage with the Bank of Ireland, Quittance can help.

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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