Updated: October 12, 2018

Aldridge conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Aldridge

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

Do Aldridge conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Aldridge offer services on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden costs. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as identity verification checks or bankruptcy checks.

See: A guide to all conveyancing fees

How much will conveyancing in Aldridge cost in total?

Aldridge conveyancing fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, specific extra searches, such as utilities searches, may be necessary and Local Authority Search fees can vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard home sale or purchase, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Aldridge

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

It remains, however, the duty of the conveyancing solicitor in Aldridge to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and ensure the title is transferred to the new owner.

The content below provides invaluable advice for homebuyers who want conveyancing solicitors in Aldridge.

Your Aldridge conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from Hampden & Co, Barclays Bank or any other lender, before you choose a conveyancing solicitor in Aldridge it is very important that you make sure that they can act on behalf of your lender.

Your lawyer may be unable to act for your lender, because some lenders are only happy to work with a select panel of legal firms that pass strict standards.

If this is the case, the lender will likely require an alternative solicitor firm to act in their interests, and you will usually need to pay this alternate solicitor's costs. The additional work can mean the process takes much longer.

Failing to check your property lawyer's lender panel status can mean serious delays.

Our solicitors are approved to act for all lenders.

Conveyancing Searches (Walsall Metropolitan Borough Council)

Searches are enquiries made of public bodies by Aldridge conveyancing solicitors to help uncover relevant information about the property being purchased.

Lenders will also require a list of searches to be obtained. Required searches will include:

  • Local Authority search - planning and development details from Walsall Metropolitan Borough Council records
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Your solicitor will notify you if your chosen lender wants any more searches, e.g. a highways search or a ground stability report.

Purchasers should anticipate a wait of approximately 8 weeks for LA searches provided by Walsall Metropolitan Borough Council, so your solicitor will instead apply for quicker personal searches.

Finding planning permissions

Office copies will also be ordered from HM Land Registry by your conveyancing solicitor. This will help to reveal planning issues, for example a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

Walsall Metropolitan Borough Council Council Tax

Walsall Metropolitan Borough Council calculate your council tax based on a number of factors including the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, for an average Valuation Band D house in Aldridge, the tax would be £1,836.

Aldridge conveyancing solicitors will inform a buyer of the property's tax band after this is confirmed by the searches.

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 (25%) would reduce the tax due to £1,377.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or for foreign language students. The Valuation Office Agency assess council tax bands for new build homes, and where the owner has requested a revaluation.

Band Walsall Metropolitan Borough Council Tax (2018)
A £1,224
B £1,428
C £1,632
D £1,836
E £2,244
F £2,652
G £3,060
H £3,672

Are you paying too much?

To appeal contact:

Valuation Office Agency
2 Broadway
Broad Street
B15 1BG
West Midlands

A homeowner can apply for their property to be reassessed.

Stamp Duty on Aldridge properties

SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

With some exceptions, if you purchase a property over the £125k threshold you will have to pay Stamp Duty Land Tax.

Quittance Conveyancing's investment in the latest case management system means that HMRC filing complications are a thing of the past.

The following table illustrates stamp duty examples for properties in Staffordshire:

  Average sale price (2017) SDLT
Average price £209,547 £1,690.94
Average price (detached) £299,862 £4,993.10
Average new build £237,394 £2,247.88

Stamp duty relief for first-time buyers in Aldridge

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following the autumn budget statement, second home buyers must pay an SDLT surcharge of 3%. So if a second property was bought for £209,547 then the stamp duty total will be £10,477.35.

Conveyancing solicitors in Aldridge should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Aldridge

New build site

It is risky to buy a leasehold house or flat if you don't know what you are getting into. The many potential traps awaiting the unsuspecting buyer can include:

  • reversionary interests
  • onerous clauses in the lease
  • ground rent multipliers
Bad or incomplete leasehold advice, from an inexperienced property lawyer, could have costly, long-term consequences.

A good conveyancing solicitor in Aldridge will consider possible leasehold issues, including service charges, ground rents and buildings insurance arrangements, reserve funds and managing agent or landlord enquiries.

Quittance Conveyancing's team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Aldridge?

New build site

81 new build properties have been bought in Aldridge in 2018 so far, according to information compiled by the Land Registry. The average purchase price of Aldridge new build homes is £256,590.

A new-build conveyancing solicitor in Aldridge must be familiar with Aldridge-specific considerations and the extra complexities associated with new build, e.g. ensuring compliance with planning regulations and liaising with the builder's onsite sales team.

Our conveyancing team are experts in meeting short developer deadlines and new build purchases.

Conservation areas in Staffordshire

When carrying out the legal work for a home in Aldridge, a conveyancing solicitor will check if the property is in one of Aldridge's conservation areas. If it is, the home could be affected by certain building controls. Referred to as Article 4 directions, these building controls may include restrictions preventing the addition of frontal sloping rooflights, restrictions on the addition of flues and soil vent pipes or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, the local planning authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

Parts of Aldridge are within a conservation area governed by the Walsall local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Aldridge.

Conveyancing - Selling a property in Aldridge

Conveyancing for a house sale is simpler than for a property purchase. The buyer's conveyancer must carry out a thorough legal appraisal into the property and its legal title, whilst conveyancing solicitors in Aldridge acting for the vendor just answers the purchaser's enquiries.

What proactive steps can you take to minimise the risk of your sale falling through?

Common obstacles, like complexities where there is a 'share of freehold', have the potential to jeopardise the sale process if ignored.

It is better not to hide from the issue, hoping the issue will fix itself. Get advice and attempt to resolve it as soon as you can.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold property is quite a lot more involved than for a freehold property.

Aldridge conveyancing solicitors must usually carry out further legal work, for example requesting a copy of the lease, through to insurance details.

In order to resolve any leasehold problems faster, it is highly recommended that the seller instruct a conveyancer as soon as an estate agent is chosen.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, a CLC-regulated conveyancer, can act for both parties.

You could contact a property solicitor firm in Aldridge to undertake your conveyancing, if a Quittance solicitor is doing the legal work for the other side.

Local Aldridge conveyancing solicitor directory

  • Jennings Perks Limited, Lloyd House Chambers, 3 High Street, Aldridge, Walsall, West Midlands, WS9 8LX
  • Antony Baker Carey, Suite 62 Beacon Buildings, Leighswood Road, Aldridge, West Midlands, WS9 8AA
  • CMHT Solicitors LLP, 41 Anchor Road, Aldridge, Walsall, WS9 8PT
  • Partridge Allen (Incorporating Dunn & Co), Portland Buildings, Anchor Road, Aldridge, Walsall, West Midlands, WS9 8PR

Conveyancing - Remortgaging a property in Aldridge

Benefitting from a better rate of interest to reduce monthly expenses is usually the main reason why people decide to remortgage. There are other reasons, including switching from interest-only to repayment, or releasing equity.

You will typically be able to benefit from a better rate sooner with a more proactive conveyancing solicitor in Aldridge, working to reduce the processing time of the legal work. With rate rises hard to predict, fast conveyancing can be a critical factor in securing your preferred rate.

A property lawyer will represent both you and your new bank or building society, in order to confirm that the new interest in the property is registered correctly and the lender's interests are safeguarded.

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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