Updated: October 12, 2018

Bloxwich conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bloxwich

Conveyancing solicitor fees are paid to your Bloxwich conveyancing solicitor for the legal work associated with buying or selling a property.

Do Bloxwich conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Bloxwich who carry out the legal work on a fees per hour basis. Your quote will set out exactly what you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like local authority searches or indemnity insurance.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Bloxwich cost?

Conveyancing solicitor fees in Bloxwich will not vary. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a mining search, may be needed.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Bloxwich

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Following recent changes in the law, this maxim no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to investigate their intended purchase.

A Bloxwich conveyancing solicitor will make recommendations following their enquiries, assist in resolving any issues and confirm that the Land Registry's record of the property is updated.

This article offers recommendations for homebuyers who want conveyancing solicitors in Bloxwich.

Your Bloxwich conveyancing solicitor must be lender-approved

Before selecting a Bloxwich conveyancing solicitor, it is critical that you make sure that they can act in the interests of your mortgage lender, whether you are obtaining a mortgage from TSB, Pepper Money or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a selected list (their 'panel') of legal practices that meet stringent standards.

In this case, the lender will require an alternative firm to carry out the legal work, and you will then have to cover this alternative lawyer's costs. This can mean the process takes much longer.

Failing to confirm your property lawyer's lender panel status can result in significant delays.

Our conveyancing solicitors are approved to act for all lenders.

Searches (Walsall Metropolitan Borough Council)

Residential property searches are carried out by Bloxwich conveyancing solicitors to unearth any wider issues that might affect the value of the property you are buying. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilitysome Bloxwich property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your lawyer will tell you if your mortgage lender needs any additional searches, such as a tin mining search or an agricultural search.

The average delivery time for LA searches obtained from Walsall Metropolitan Borough Council is 8 weeks. In these circumstances, faster personal searches will be recommended.

Planning issues

The buyer's conveyancing solicitor will get an Official Copy of the Title Register from the Land Registry. This will help to reveal potential planning issues. Examples of these include rights or restrictions on how the property may be used or the title plan showing only very general boundaries.

Walsall Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Bloxwich will pay to Walsall Metropolitan Borough Council will depend on the property's value and the number of residents. The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,836.

A conveyancing solicitor in Bloxwich will inform a buyer of the home'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 £1,377.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the property is left empty by someone receiving medical treatment.

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

Can I appeal against my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, of which 20 were upheld and the tax was reduced. To challenge your banding contact:

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

Stamp Duty on Bloxwich properties

If the purchase price of the property you intend to buy is over the £125k threshold, you must pay stamp duty. Submitting the SDLT1 form to HMRC (formerly Inland Revenue) is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use state-of-the-art case management system to ensure that SDLT is paid immediately after completion.

This table sets out SDLT for typical property in Staffordshire:

  Average selling price (February 2018) SDLT
Average price £218,196 £1,863.92
Average price (detached) £304,624 £5,231.20
Average new build £314,995 £5,749.75

Stamp duty relief for first-time buyers in Bloxwich

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas. Following the autumn statement, second home buyers have had to pay a 3% SDLT surcharge. So if a second property was bought for £218,196 then the stamp duty total will be £10,909.80.

Bloxwich conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Bloxwich

New build site

The possible drawbacks of purchasing a leasehold property remain of serious concern. Ground rent multipliers, unpaid service charges by the existing leaseholder and unfair developer practices are among the many traps lying in wait for the unsuspecting purchaser.

Severe consequences can result from a less-experienced conveyancing solicitor's erroneous leasehold advice.

A specialist conveyancing solicitor in Bloxwich will consider possible leasehold issues, e.g. :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • ground rents and service charges
  • dealing with freeholders and managing agents
  • changes to the terms of the lease

Make sure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Bloxwich?

House under construction

According to Land Registry data, 81 new build properties have been bought in Bloxwich in 2018 so far. The average purchase price of Bloxwich new build homes is £256,590.

The legal work for buying a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a Bloxwich conveyancing solicitor must be mindful of Bloxwich-specific considerations and will need to report to clients on a number of issues, including dealing with delays associated with off-plan and spotting incomplete agreements for roads and sewers.

Our team of conveyancers specialise in new build purchases and working to tight developer deadlines.

Staffordshire Conservation areas

Your conveyancing solicitor will check if the residential property you are buying is in a conservation area in Bloxwich. If it is, the property will be affected by certain conditions. Referred to as Article 4 directions, these restrictions can include restrictions on the use of PVC or aluminium windows, restrictions on the addition of cladding or limitations on new outbuildings.

If a property is in breach, the local planning authority could order the owner to pay for the work needed to make the home compliant, even if the previous owner carried out the alterations.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bloxwich's conservation areas.

Conveyancing - Selling a property in Bloxwich

Conveyancing for a sale of a home is less demanding than for a property purchase. With a property purchase, the responsibility is on the buyer to ensure that the title of the property is mortgageable and free from legal issues.

With a sale, conveyancing solicitors in Bloxwich acting for the person selling just answer the purchaser's enquiries.

What can sellers do to improve the odds of your sale going through?

Common issues, like a complex 'Green Deal', can seriously derail a sale.

You shouldn't bury your head in the sand as it is highly unlikely that the problems won't be picked up. The best course of action is to seek out professional help and attempt to resolve it as quickly as possible.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat (leasehold houses are not common) is quite a lot more time-consuming than it is for a freehold home.

Conveyancing solicitors in Bloxwich will also perform extra work, which could include obtaining ground rent details, through to ascertaining if any excess payments are anticipated.

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that the seller instruct a lawyer as soon as possible, and ideally before marketing the property,.

What if you are already acting for the other side?

CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA regulations ban the same solicitor from acting on both sides in a house sale.

If you are buying or selling a home in Bloxwich, and one of our conveyancing solicitors is doing the legal work for the other side, you can contact a property solicitor firm in Bloxwich to handle your legal work.

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Conveyancing - Remortgaging a property in Bloxwich

People remortgage a home for a variety of reasons, for example moving from a tracker to a fixed-rate, or releasing funds to help kids get on the property ladder. By far the most common reason, however, is simply to get a better rate.

An efficient conveyancing solicitor in Bloxwich can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.

A property lawyer will act for both you and your new lender to make sure the lender's interests are protected and that the new interest in the property is registered correctly.

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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