Why choose SAM Conveyancing Solicitors in Balham?
Whether you're buying, selling, remortgaging, dealing with a lease, staircasing shared ownership, or paying off your Help to Buy loan, you'll need a conveyancing specialist to handle the legal side of things. With SAM, you benefit from a dedicated conveyancing executive who will guide you through the process, from start to finish, at no extra cost. Available Monday to Saturday to answer all your questions, we'll bridge the gap between you and your solicitor, with regular updates in plain English.
We have hand-selected some of the best conveyancing solicitors Balham has to offer, which are backed by a no-sale-no-fee guarantee, and the fixed-fee we quote is broken down so you can see exactly what your quote includes. No unpleasant surprises.
You'll also benefit from our state-of-the-art Online Conveyancing Process to track your progress and next steps along the way.
Our Conveyancing Services
We can help with all of your conveyancing needs; simple to complex, and always affordable.
- Purchase
- Sale
- Transfer
- Remortgage
- Help to Buy Repayment
- Help to Buy Sale or Transfer
- Auction Sale or Purchase
- Shared Ownership Sale & Purchase
- Shared Ownership Staircasing
- Lease Extension
- Purchase of Freehold
- New Builds & Off-plan Purchases
- First Time Buyers
- Second Homes
- Buy to Let landlords
Fixed quote for our legal costs plus a budget-friendly breakdown of third-party disbursements.
Your sale or purchase is protected by our no sale, no fee guarantee.
Our panel solicitors are pre-approved to work with 99% of mortgage lenders in England & Wales.
Panel solicitors accredited by the Conveyancing Quality Scheme; regulated by the SRA.
Residential Conveyancing Solicitors in and around Balham
Our Balham conveyancing solicitors can help you with your conveyance locally or in any of the surrounding areas, including London, Croydon, Streatham, Clapham, Tooting, Brixton and Battersea.
We have many offices throughout England and Wales, so you can find a solicitor near you.
- Hydethorpe Road, Balham, London, SW12 0JD
- Du Cane Court, Balham High Road, Balham, London, SW17 7JB
- Wallace Court, Balham High Road, Tooting, London, SW17 7AT
- Ormeley Road, Balham, London, SW12 9QG
- Fontenoy Road, Balham, London SW12 9LU
- The Tramyard (apartments) – Balham High Road, Balham.
Developed by Marsh & Parsons.
Balham Property Prices
| Average property price in Balham | £964,232 |
| Population of Balham | 14,751 |
St George's Hospital, Blackshaw Rd, Tooting, London, SW17 0QT
Tooting Health Clinic, 63 Bevill Allen Cl, London, SW17 8PX
Springfield University Hospital, 61 Glenburnie Road, London, SW17 7DJ
Balham Station is on both the tube (Northern Line) and overground rail, offering fast connections to Central London and, by overground, to places like Croydon, Gatwick Airport and beyond, to the south coast. The A24 runs through the area and the A406 South Circular Road and the A214 are close by. There are numerous red buses in the locale.
Distance to Airports from Balham
| Airport | Miles by car |
| Heathrow | 17.1 miles |
| Gatwick | 22.9 miles |
| Luton | 43.9 miles |
Sacred Heart Catholic Secondary School, Camberwell New Road, London, SE5 0RP
Burntwood School, Burntwood Ln, London, SW17 0AQ
Emanuel School, Battersea Rise, London, SW11 1HS
Local conveyancing solicitor
What are the Pros and Cons of using a licensed conveyancing solicitor in Balham?
The Pros of using property lawyers nearby
- You may have an existing relationship with your local conveyancing solicitors already
- You can drop your documents and ID off in person (although with scanned ID and online ID checks, there's no need to post your passport either way).
The Cons of using property solicitors nearby
- Not on your mortgage lender's panel - local law firms are often smaller, with fewer principals, which may exclude them from working with certain major high street solicitors.
- Taking time off from work - it isn't always easy to visit your solicitor, and having to see them in person 2 or 3 times during the conveyancing process may add a strain onto your work life, or be unachievable if you live abroad.
- Locally inexperienced - your local solicitor may not specialise in conveyancing and may have more experience in other areas of law.
- Less competition, higher prices - with less competition, your local solicitor's legal fees are most likely to cost more, especially if they have to keep premises in premium high-street real estate.
Affordable Housing Schemes
Several affordable housing schemes in Balham help make buying a property more achievable. The work is more complex, and we have specialist conveyancing solicitors to handle the following:
- Shared Ownership Solicitors
- Right to Buy Solicitors - speak to Wandsworth Borough Council to find out if you are eligible
- Discount Market Sale - check with Wandsworth Borough Council if they are running a DMS scheme
Balham conveyancing solicitors
You can rest assured that you're in good hands with us. We hand select our panel for skill and experience, from a simple purchase to complex transactions with specialist ownership structures and deeds of trust.
Are you buying or selling a short lease in Balham?
We have specialist leasehold conveyancing solicitors in to handle your sale & purchase of a leasehold property, as well as lease extensions and creation, sale, or purchase of a share-of-freehold property.
Due to the additional legal work surrounding the lease and terms, your quote will be calculated based on the tenure, so as long as you give us the correct details using the simple form above, this will be included in your fixed-fee leasehold conveyancing quote, not a surprise addition later on.
Look no further for your residential conveyancing solicitor in Balham
Whatever your property challenge, we can solve it.
Selling a property
Your expert conveyancing solicitor's role when selling a property will include:
- Draft contracts – Your conveyancing solicitor drafts the initial legal contract to be sent to the buyer's solicitor.
- Responding to enquiries – your solicitor responds to any questions the buyer's solicitor may have (this is where you'll find out if you are missing documents, which can cause delays to your sale).
- Investigating issues – your solicitor may need to complete further investigation to try and satisfy them.
- Exchange contracts – once the buyer's solicitor has satisfied their enquiries, contracts are finalised and exchanged
- On the day of completion – your solicitor receives the money for the sale, discharges the mortgage (if required), pays the estate agent, deducts their fee and then sends the net sale proceeds to you.
- Post completion – your solicitor receives the DS1 discharge documents and, when leasehold, settles your liabilities for ground rent and service charges.
Our conveyancing solicitors' cost for selling a property starts from £723 INC VAT.
Buying a home
- Draft contracts – Your solicitor reviews the draft contract sent by the seller's solicitor.
- Raising enquiries – your solicitor will ask the seller's solicitor questions based on the contract, title, and property documents to protect you from any nasty surprises.
- Exchange contracts – once your solicitor is satisfied with their enquiries, they agree with the seller to finalise and exchange contracts
- Day of completion – on the day of completion, your solicitor transfers the money for the sale.
- Post completion – following completion, your solicitor makes an application to HM Land Registry to register you as the new owner.
Our Balham conveyancing solicitors' cost for buying a property starts from £723 INC VAT.
Add or remove someone from a property title
With a Transfer of Equity, you can buy someone out of a shared property and remove them from the title, or add someone to the title to transfer ownership of a share of the property, making them a joint owner. This service includes:
- Property solicitors' fees, including ID checks, office copies
- HM Land Registration fees
- (if party being removed) ID1 Form verification fee
- (if mortgage) Change of mortgage fee
- (if leasehold) Notice fee to freeholder
Our Balham conveyancing solicitors' cost for a Transfer of Equity starts at £399 INC VAT.
If someone is giving up their share of the property for less than market value, they may be required to get independent legal advice, which will be an additional expense.
Switch your mortgage deal in Balham
Your remortgage solicitor will perform all the necessary checks, review your new mortgage offer, and update HM Land Registry post-completion. The process is similar to when you purchase but should take less time, as the solicitor doesn't need to raise any legal enquiries.
If you own a leasehold property, your solicitor must carry out extra work to investigate the lease terms. Our conveyancing solicitors' cost for a remortgage in Balham starts at £363 INC VAT INC VAT.
Purchase the next chunk of your equity
When you're ready to buy the next chunk of the equity in your shared ownership property, a conveyancer will be required to handle:
- The bank transfer;
- obtaining a mortgage redemption statement from your existing lender;
- receiving your new mortgage offer and confirming the lender terms;
- receiving the memorandum of staircasing;
- handling completion;
- filing SDLT form (if required); and
- registration at the Land Registry.
Our conveyancing solicitors' cost for shared ownership staircasing in Balham starts at £649 INC VAT.
If you need to add someone to the legal title, you will need to pay an additional fee for a transfer of equity.
Paying off your Help to Buy equity loan
You'll need a solicitor to:
- Receive redemption letter;
- review title for ownership and restrictions;
- obtain Authority to Complete;
- draft a deed of postponement for your current lender;
- handling completion;
- bank transfer; and
- if repaid in full, removal of the loan restriction at the Land Registry.
Our conveyancing solicitors' cost for Help to Buy loan redemption in Balham starts at £333 INC VAT.
Price based on a freehold with the loan being repaid in full using savings.
Islamic finance solicitors
Specialists in Sharia-compliant conveyancing for Islamic mortgages.
Conveyancing FAQs
The average conveyancing cost in London can be slightly higher than in the rest of the country. Depending on the property's price and the transaction's complexity, you could pay several hundred to a couple of thousand pounds. Our conveyancing fees in Balham are based on the purchase price, and start at £723 INC VAT.
Fill in our easy online form for a fixed quote tailored to your requirements.
Fees vary between online conveyancing solicitors, high street licensed conveyancers or housing solicitors introduced by your estate agent.
It's unnecessary to have a local property solicitor as the conveyancing process is the same throughout England and Wales. You should prioritise service and efficiency over proximity to Balham, when choosing a good conveyancing solicitor for any property transaction.
Many factors can delay conveyancing in Balham. A simple property transaction can be completed in less than two months, but the average is closer to 12-16 weeks.
Online conveyancing is just as safe as you protect your data on the internet as you would in any other transaction. Online conveyancing means speedier turnaround times on documents, more convenient meetings and lower running costs for the firm. We pass our savings on to you.
London Property Market Reports
Our panel of solicitors are regulated by the Solicitors Regulation Authority and conveyancing work is accredited with the Law Society's Conveyancing Quality Scheme.
No Sale No Fee applies to any sale or purchase quote except auction, right to buy, discount market sales, or purchase of land. The No Sale No fee only protects the main solicitor's fee. All Additional Fixed Fees are payable in full. Read our No Sale No Fee Policy.
What are the conveyancing costs?
Fees vary between online conveyancing solicitors, high street conveyancers or housing solicitors introduced by your estate agent.
The actual conveyancing costs, outside of the legal work, should be fixed, including:
For buyers: stamp duty, land registration, property searches, ID searches and leasehold charges (if buying a leasehold property).
For sellers: office copies, title plan and management information (if selling a leasehold property).
Make sure to budget for all of the above conveyancing costs and to get a fixed fee conveyancing quote from several firms, to compare value.
Making the right choice of solicitor is key to the whole process:
- Cheap Conveyancing
- Fast Conveyancing
- Best Conveyancing Service
Can you save money on stamp duty?
You are liable to pay stamp duty if you are buying any property – or percentage of a property (shared ownership) – which is valued at more than £125,000. If you own 2 properties, then you start to pay stamp duty on any second home which is worth more than £40,000.
Some companies have been known to offer stamp duty mitigation schemes, which ostensibly claim to use tax system loopholes to minimise stamp duty owed. Although such schemes may look tempting:
- they are likely to be expensive;
- the Solicitors Regulatory Authority (SRA) has declared these schemes unethical and has forbidden its solicitors from taking part in them; and
- HMRC is constantly examining such schemes; if it examines such a scheme that you've paid money into and rules it illegal, you'll not only have to pay your full stamp duty, but you'll lose any money you paid to the company in charge of the scheme.
