Updated: October 12, 2018

Wolverhampton conveyancing solicitor fees

No Move, No Fee conveyancing in Wolverhampton

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Wolverhampton for handling the legal work for your move.

Do Wolverhampton conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Wolverhampton carry out the legal work on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote explains what fees you will need to pay when your property transaction has completed.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like office copies or bankruptcy checks.

See: Complete list of conveyancing fees and disbursements

How much will the total Wolverhampton solicitor conveyancing fees be?

Whilst conveyancing fees in Wolverhampton will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flood plain search, may be needed and Local Authority Search fees can vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Wolverhampton

Historically part of Staffordshire, the city and borough of Wolverhampton forms part of the West Midlands conurbation. The economy is mainly service based, although it has retained its engineering heritage.

Average property prices are below the national average, and Wolverhampton has recently been branded a City of Opportunity, following an ambitious multi-million pound investment scheme into a new transport hub. This project, alongside other improvements, have already attracted major employers to the city.

Conveyancing for buyers

Purchase conveyancing will need the Wolverhampton conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from problems with the property's title to planning issues affecting the mortgageability of the home.

The buyer's property lawyer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), assist in resolving any issues and ensure that the full legal ownership is transferred.

The following section provides invaluable advice for people searching for conveyancing solicitors in Wolverhampton for a purchase.

Your Wolverhampton conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Family Building Society, the HSBC or any other lender, before choosing a Wolverhampton conveyancing solicitor you need to check that they can act in the interests of your mortgage lender.

Quite a few lenders will only work with a selected list (known as a 'lender panel') of solicitors or licensed conveyancers that meet stringent standards. If your solicitor cannot act for your mortgage lender, the lender will probably need an alternative law firm to act in their interests.

The borrower will then have to cover this second solicitor's costs and the conveyancing process could take much longer.

Not checking the lender panel status of your conveyancing solicitor could mean significant delays.

Our conveyancing solicitors are approved members of all lender panels.

Wolverhampton City Council searches

Searches will be applied for by Wolverhampton conveyancing solicitors to expose any broader issues that could possibly impact how much your home will be worth.

Lenders also need to see searches to be carried out. Required searches will include:

  • Local Authority search - includes the LLC1 and CON29 which includes building regulations
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specific searches, such as a highways search or a commons registration search, may also be advised in the initial search results.

Property purchasers could experience a delay of roughly 7 weeks for searches obtained from Wolverhampton City Council, so it will be worthwhile to use a quicker private search company.

Planning searches

Your conveyancing solicitor also obtains an Official Copy of the Title Register from HMLR. This helps to find any potential issues. Examples of these include discrepancies between the property boundaries and the title plan or right of access issues.

Wolverhampton City Council Council Tax

Council tax is calculated by Wolverhampton City Council on property value and the number of people living in the property. For instance the occupier of a Band C home in the Wolverhampton City Council area would pay annual council tax of £1,536.

Wolverhampton conveyancing solicitors will inform a purchaser of the property's tax band as soon as they are notified.

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 reduces the tax due to 75% which would equal £1,152.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or for foreign language students.

Band Wolverhampton City Council Tax (2018)
A £1,152
B £1,344
C £1,536
D £1,728
E £2,112
F £2,495
G £2,879
H £3,455

Are you paying too much?

To challenge your banding contact:

Valuation Office Agency
Crown House
Birch St
West Midlands

In the 2016/17 financial year, 40 council tax challenges were made. 10 were upheld and refunds awarded.

Stamp Duty on Wolverhampton properties

If you are buying a residential property that costs over £125k, then you will have to pay Stamp Duty Land Tax to HMRC. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.

See examples for Wolverhampton properties:

  Average selling price (2017) SDLT
Average price £159,804 £696.08
Average price (detached) £258,260 £2,913.00
Average new build £197,802 £1,456.04

Stamp duty relief for first-time buyers in Wolverhampton

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Higher rates of stamp duty apply to buyers of second property in the form of a surcharge of 3%. E.g. if a second property was bought for £159,804 then the stamp duty including the surcharge would be £7,990.20. .

Conveyancing solicitors in Wolverhampton will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Wolverhampton

New build site

Buying a leasehold property without understanding the implications is ill-advised. Numerous legal issues could be awaiting the unsuspecting purchaser, such as:

  • sub-letting restrictions
  • marriage value issues
  • exponential ground rents
Misguided leasehold advice, from a conveyancing solicitor with only freehold experience, could lead to serious consequences.

If you intend to purchase a leasehold property, a good conveyancing solicitor in Wolverhampton will address aspects of leasehold, including flats with varying lease terms, annual statements of account and budgets for service charges and reviewing the lease itself (some leases are over 100 years old).

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

Buying a 'New Build' property in Wolverhampton?

House under construction

The average sale price of new build property in Wolverhampton is £199,148. 6 new builds have been bought in Wolverhampton in 2018 so far.

A new-build conveyancing solicitor in Wolverhampton must be mindful of both local Wolverhampton factors as well as the added complexities of new build, e.g. ensuring that the contract is in the buyer's favour, dealing with fast exchange timeframes and checking new build warranties with warranty providers such as NHBC Buildmark, Advantage and Global Home Warranties.

Our team of new build conveyancers deliver an expert assessment of the property's legal status, with close attention paid to factors ranging from the home's subsequent mortgageability to likely freehold acquisition traps.

Conservation areas

Your conveyancing solicitor will check if the property you are going to buy is in one of Wolverhampton's conservation areas. If it is, the property will be affected by specific conditions. Called Article 4 directions, these constraints can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring 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 carried out the alterations.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Wolverhampton.

Conveyancing - Selling a property in Wolverhampton

The legal side of a property sale is more straightforward than for a property purchase. With a purchase, caveat-emptor' means that the onus is on the buyer to confirm that the home they are buying is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in Wolverhampton acting for the vendor need only answer the buyer's solicitor's questions.

What could put the process at risk?

Properties will often come with a series of complex issues (e.g. being situated on a flood plain or a historical dispute with a freeholder) which may delay a sale.

It is usually a good idea that vendors face such issues head on and fix them.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is a great deal more difficult than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Wolverhampton must undertake additional work, such as getting an up-to-date service charge statement or any documents pertaining to a variation of the terms of the lease.

To reduce delays, it is recommended that you instruct a leasehold-specialist lawyer as soon as possible.

What if you are already acting for the other side?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a property in Wolverhampton, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Wolverhampton to carry out your conveyancing.

Local Wolverhampton conveyancing solicitor directory

  • Dallow & Dallow, 23 Waterloo Road, Wolverhampton, West Midlands, WV1 4TJ
  • Gangar & Co, 25 Waterloo Road, Wolverhampton, West Midlands, WV1 4DJ
  • Geoffrey T Smith & Co, 32 Waterloo Road, Wolverhampton, West Midlands, WV1 4BN
  • George Green LLP, 19 Waterloo Road, Wolverhampton, West Midlands, WV1 4DY
  • Imperial Law Limited, 29 Waterloo Road, Wolverhampton, West Midlands, WV1 4DJ

Conveyancing - Remortgaging a property in Wolverhampton

Reducing monthly repayments by finding a better rate is primarily why homeowners opt to remortgage. There are other reasons, for example releasing equity, or getting on to a new fixed-rate deal.

You should be able to enjoy a lower rate faster by using a more efficient conveyancing solicitor in Wolverhampton. With rate rises anticipated, fast conveyancing can play a key role in securing your preferred rate.

A property lawyer will represent both you and the new lender to make sure the parties' interests are protected.

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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