Updated: October 12, 2018

Bilston conveyancing solicitor fees

No Move, No Fee conveyancing in Bilston

Conveyancing solicitor fees are the charges you pay your Bilston conveyancing solicitor for the legal work involved in moving home.

Are Bilston conveyancing fees and costs fixed?

Some conveyancing solicitors in Bilston carry out the legal work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your conveyancing quote sets out exactly what you will be charged when your sale or purchase completes.

What are disbursements?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent fees or HMLR fees.

See: Complete list of conveyancing fees

How much will the total Bilston solicitor conveyancing fees be?

Though conveyancing fees in Bilston will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, additional region-specific searches, e.g. a flood plain search, may be needed and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. There are no hidden costs or surprises to be paid with Quittance. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Bilston

As a key part of the legal work for the purchase of a house or flat, the Bilston conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back to the buyer and the lender.

Once their enquiries are complete the conveyancer will make recommendations and will solve outstanding issues and register the title in the new owner's name.

This part of the article provides useful advice for people looking for conveyancing solicitors in Bilston for a purchase.

Your Bilston conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like the Harpenden Building Society or a major lender such as Halifax, before choosing a conveyancing solicitor in Bilston it is critical that you make sure that they can act for your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies will only accept a restricted list (called a 'lender panel') of solicitors or licensed conveyancers.

In this case, the lender will require a second legal firm to act in their interests, and you will be expected to pay this alternative solicitor's fees. Resulting delays can jeopardise the whole purchase.

Failing to confirm your property solicitor's lender panel status could mean significant delays.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Conveyancing Searches (Wolverhampton City Council)

Searches are questions asked of various bodies by Bilston conveyancing solicitors to identify issues affecting the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Your conveyancer will tell you if your mortgage lender requires any additional searches, e.g. a highways authority search or a mining search.

Buyers should expect to wait up to 7 weeks for property searches provided by Wolverhampton City Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning permissions

Official Entries will also be applied for from HMLR by the buyer's conveyancing solicitor, helping to identify any potential issues, for example errors on the title plan or neighbours' rights of access.

Wolverhampton City Council Council Tax

As a homeowner in Bilston, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,728.

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

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 £1,296.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the property is left empty by someone receiving medical treatment.

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

Can I appeal against my band?

The Valuation Office Agency should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Crown House
Birch St
Wolverhampton
WV1 4DS
West Midlands

Stamp Duty on Bilston properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

When purchasing a home, SDLT will probably need to be paid if the property is valued at over £125k.

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

See table below for Stamp Duty Land Tax examples for properties in Bilston:

  Average sale price (2017) Stamp Duty
Average price £126,756 £35.12
Average price (detached) £185,904 £1,218.08
Average new build £157,913 £658.26

Stamp duty relief for first-time buyers in Bilston

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Bilston for the average price of £126,756 the SDLT would be £6,337.80.

Bilston conveyancing solicitors will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Bilston

New build site

The risks of buying a leasehold house or flat in the UK are well established. There are many legal issues that may be awaiting the unsuspecting purchaser, such as doubling ground rents and incomplete management company accounts.

Severe consequences can result from a solicitor's inaccurate leasehold advice.

If you are planning to buy a leasehold property, a experienced conveyancing solicitor in Bilston will consider potential leasehold issues, including :

  • reviewing the lease itself (many leases are decades old)
  • current-year service charge estimates
  • reviewing correspondence between the freeholder and leaseholder
  • alterations since the lease was granted
  • residents? management company

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

Buying a 'New Build' property in Bilston?

House under construction

The average price for a new build in Bilston is £174,995, according to data gathered by the Land Registry. 2 brand new properties have been bought in Bilston in 2018 so far.

A new-build conveyancing solicitor in Bilston must be mindful of both local factors and the specific issues associated with new build, including dealing with lender conditions and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our expert new build team provide an expert assessment of the legal title of the house or flat, and in particular concerns like the home's future resaleability and an assessment of other risks, such as future local development.

Conservation areas in Staffordshire

Whether you are buying a period cottage or a Victorian detached house, if the house is in a conservation area, your plans to develop the house may not be accepted by Wolverhampton City Council.

Called Article 4 directions, these restrictions may include:

  • Restrictions on painting external walls
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Bilston

The conveyancing process on a sale of a home is simpler than for a purchase. When property changes hands, the responsibility is on the buyer to confirm that the property they are purchasing is not legally defective.

With a sale, conveyancing solicitors in Bilston acting for the existing owner need only answer the buyer's solicitor's formal enquiries.

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

A property will often come with a series of possible complications (for example restrictive covenants or a solar panel 'rent a roof' scheme) that can protract a transaction.

You shouldn't bury your head in the sand in the hope that any issues won't be spotted. Get advice, face the issues head on, and find a solution as quickly as possible.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are not common) is significantly more involved than for a more straightforward freehold house.

Conveyancing solicitors in Bilston will also need to carry out additional work, such as getting service charge accounts, through to insurance details.

It is highly recommended that you contact a leasehold-specialist conveyancer as soon as the property is marketed, if not before, to reduce delays.

What if Quittance is already acting for the other side?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You could instruct a property solicitor firm in Bilston to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Bilston

Homeowners remortgage for a number of reasons, such as getting onto a longer fixed-rate term, or funding a one-off purchase. By far the most common reason, however, is to save money with a lower rate.

An efficient conveyancing solicitor in Bilston can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

The property lawyer carrying out your remortgage should also be able to act for your new bank or building society. Our conveyancing team are on the panel for all major UK lenders. So no matter whether you are moving to a tracker with Birmingham Midshires or to a fixed-rate mortgage with the Yorkshire Bank, we 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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