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Receive an online conveyancing quote with Attwells Solicitors’ using our conveyancing calculator. Discover solicitor fees, stamp duty, mortgage admin fees & more.
Attwells Solicitors are legal experts specialising in conveyancing throughout Colchester, Ipswich and St. John's Wood. Our conveyancers offer bespoke conveyancing services across Suffolk, Essex and London, helping our clients to move stress-free and quickly.
Conveyancing Experts in Essex, Suffolk & London
What is Conveyancing?
Conveyancing is a term given to the legal transaction of the ownership of a property or piece of land. Attwells Solicitors employ conveyancing solicitors and licensed conveyancers, to ensure our clients receive the best possible conveyancing service.
What does a conveyancer do?
Our team of conveyancers assist you with all the legal administrative work required to lawfully transfer ownership of a property or piece of land. Once you instruct Attwells we will begin liaising with a range of organisations connected to your transaction, such as local authorities, utility companies and Land Registry. Attwells are committed to jargon-free conveyancing and will report back to you our progress.
How long will it take to exchange contracts?
This depends on the complexity of your purchase or sale. If you are in a chain, for example, your exchange may take a little longer, however Attwells Solicitors approach to conveyancing will ensure a quick conveyancing completion.
What are conveyancing fees?
Our conveyancing fees depend on the value of your property or land. Our online calculator allows you to receive an online conveyancing quote quickly and easily, allowing you to instruct Attwells in minutes.
When are conveyancing fees paid?
The only upfront costs are your disbursement fees. Our fees are payable on completion provided there is not a significant delay between exchange and completion
What is included in the price?
The price that you have been quoted to carry out your conveyancing transaction is a fixed price to carry out a standard transaction. The price that you have been quoted covers the cost of transferring legal title to the property and carrying our standard searches.
This fee assumes you are an individual buying or selling. If you are buying or selling as a company then the matter will need to be handled by our Commercial Team. Additional fees will apply, £150 plus VAT for acting for a company and £750 plus VAT for any corporate finance will be payable. For more information please see our Company Buy To Lets page.
What is excluded from the price?
Disbursement and any other additional legal fees such as help to buy mortgage arrangement fees, management company fees or additional legal work that you would like us to undertake on your behalf such as a Declaration of Trust.
You can calculator the cost of moving by using our property budget planner.
A list of disbursements that will be associated with your transaction are provided in your quotation.
However, there may be additional leasehold disbursement fees payable that we may not be aware of at the time of quoting, these are typically in the region of £150.00 to £300.00, in addition, to the below known fees:
- Notice of transfer and charge ranging from £75-£150 per notice
- Deed of Covenant ranging from £100-£200
- Issuing of a new Share certificate ranging from £100-£150
- A compliance certificate to allow for registration ranging from £100-£200
All additional fees will be explained to you by your conveyancer.
How long will it take?
The average transaction in England and Wales take 11-13 weeks to conclude, if you are in a chain of more than two parties then your transaction may take longer. Leasehold transactions typically take 2-3 weeks longer due to the information that has to be collected from the Freeholder or Managing agent. Your conveyancer will be able to advice you regarding a time scale and agree your moving date.
How to instruct Attwells
If you wish to instruct Attwells then please contact our New Business Team who will be happy to send you our welcome pack, this pack includes all of the necessary forms that you will need to complete and return together with our identification requirements. More information regarding identification can be found in our FAQ's PDF.
When do I pay?
Attwells Solicitors will ask you for a payment on account to cover any third-party disbursements, this is the cover the cost of your searches or a copy of your title documents. If you are selling a property, we will ask for a payment of up to £50. If you are purchasing a property, we will ask for a payment of up to £450.
Attwells legal fees will only become payable upon successfully exchanging contracts in accordance with our no move, no fee guarantee.
Who will be responsible for my work?
Attwells Solicitors have a large property team with a wealth of experience, our property team includes Solicitors, Legal Executives, Licenced Conveyancers, Trainee Solicitors, Paralegals and administration staff who may all undertake work on your behalf. All work undertaken by unqualified staff is supervised by either a Solicitor, Legal Executive or Licenced Conveyancer.
Moving Home Tips
Give notice to your landlord
This will depend on your contract. However, it is always worth giving as much notice as possible. Your conveyancer will be able to offer you more advice regarding moving dates. An average completion takes 8 weeks at Attwells Solicitors. However, this does depend on the chain you are in therefore please allow for hiccups and discuss your conveyancing progress with your conveyancer.
Finalise your moving date: When do I start packing?
As mentioned above your conveyancer will keep you up to date with the progress of your transaction. Once contracts are signed, you will then arrange a moving date.
Once you have a moving date you will need to inform your landlord if you are renting. This would be an ideal time to book time off work, book a removal service or ask friends if they are available to help you. You may also wish to arrange childcare or a place for your pet/pets to stay.
If you decide to use a removal company then check whether they offer additional services such as insurance and storage. Make sure that the removal company belongs to the British Association of removers. Book your van at least 3 weeks prior to your moving date.
If you are moving yourself now is a good time to start collecting boxes, your local supermarket or local shop maybe able to supply you with some. We would recommend you start packing decorative, out of season and other items you rarely use.
Make sure you label the boxes and keep your Fixtures Fittings and Contents Form to hand. You would have completed this form prior to signing your contract, therefore you are contract bound to leave the items agreed upon in this form.
How to move your broadband?
Nowadays most people don’t have a home telephone. However, you will have a landline if you have broadband. Depending on where you are moving to you may not need to change your broadband provider. We would recommend you call your broadband provider up as early as possible to discuss your options. BT require at least 2 weeks’ notice and may have to install a new line.
Two weeks to go! Don’t panic
Start running down your freezer and cupboards, items such as tins of baked beans or shower gel can take up a lot of room. It may also be worth measuring furniture to see what will fit down the stairs or out of the front door. Some flat pack items are not designed to be taken apart, so please be mindful. Equally you may only need to partly dismantle some items, for example taking the legs off your bed.
How to notify or change your utility suppliers?
Firstly, you will need to check who supplies your new home. You can find this information out via www.findmysupplier.energy. U Switch also offer a postcode searching system, so you can find the best deal for your needs.
You need to call your gas and electric supplier at least 48 hours before you are due to move. They will ask you for your moving date and your new address so they can send you a final bill.
On the day we recommend you take a photo of your meters - gas, electric and water. This will offer you proof of usage with a time and date should you need it.
Once you have moved you can call them supplying them with your final meter reading or you can inform them of this via their website.
How do I move my Sky or Virgin Media service?
You will need to call your digital tv provider. Both Sky and Virgin will require your moving date and new address to check coverage. You may also be asked to clear your outstanding balance. Sky charge an up-front one-off payment of £35 for installing your Sky TV on a weekday, a weekend is slightly more costing £50. It’s also worth noting they charge for missing your appointment, cancelling or rescheduling on the day too. This is £25 and will be added to your next bill.
Virgin Media charge a £20 movers fee to transfer your service to your new address.
The day is approaching fast! I’m moving this week, what do I need to do?
Prior to the big day finish off packing non-day-to-day items. Keep all your boxes in one room and if possible, note which ones are heavy. If you have any direct debits linked to your old home cancel them, likewise remember to cancel any regular orders, such as newspapers or milk.
Changing your address?
When you move, you’ll need to inform several organisations as well as family and friends of your move. Your place of work, your bank, insurance, pension and credit card providers will all need to know. Along with your council (for council tax), the nice people at TV Licensing, your doctor and other health care providers, the DVLA and benefit providers such as Working Tax Credits.
The Post Office do offer a useful re-direct service, alternatively you could provide your buyers with a bundle of pre-paid envelopes to forward any mail. This method would be suitable for letter, however parcels could be an issue, so remember to change your eBay account, Amazon and any other online shopping providers.
The day before your move – What should you do?
The day before your move you should defrost your fridge freezer. Place towels and a bowl to capture the water. Please let your appliance defrost naturally. Once you have moved your fridge freezer you will need to let it stand at least 30 minutes, 1 hour to be safe. This gives the gases inside time to settle.
We would also recommend disconnecting large appliances such as washing machines - remember to fit transit bolts if required.
Another great tip is to pack a survival box for your new home. Including items such as a kettle, tea/coffee and a toilet roll.
On the day of the move
You will need to turn off electricity, gas and water supplies at the mains and take a final meter reading as suggested above. If the property is going to be vacant for a while drain the water system too. Finally lock all windows and doors, make one last check and say goodbye to your old home!