Award-winning No Move, No Fee conveyancing for Bridgnorth home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our award-winning no sale - no fee property lawyers help home buyers and sellers looking for conveyancing solicitors in Bridgnorth and across Shropshire.
With 100% fixed conveyancing fees and a focus on better communication, we understand how to keep you better informed throughout your move.
If, for whatever reason, your property sale or purchase does not proceed our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
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Bridgnorth's most communicative conveyancing service
According to a survey conducted by Veyo, one third of the people who took part in the study reported that they were not kept updated by the [solicitor].
The service level directives of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are focused on improving conveyancing solicitor communication.
Notwithstanding attempts by the SRA and the Council for Licensed Conveyancers to address the issue, inadequate communication is one of the most common sources of complaints made by buyers and sellers.
Our team of Bridgnorth conveyancing solicitors offer an exceptional property legal service. We strive to deliver to you the answers you require by email, phone and online, every day of the week:
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Updated: October 12, 2018
Bridgnorth conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Bridgnorth
Conveyancing solicitor fees are paid your Bridgnorth conveyancing solicitor for the legal work for a home sale or purchase.
Are Bridgnorth conveyancing fees and costs fixed?
Some conveyancing solicitors in Bridgnorth work on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a fixed No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will set out all fees and other costs you will be charged when your house or flat sale completes.
Are there any other costs?
You will need to budget for '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, such as Stamp Duty Land Tax or managing agent information.
How much will conveyancing in Bridgnorth cost in total?
Although conveyancing fees in Bridgnorth will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.
With Quittance, there are no hidden fees or nasty surprises. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Bridgnorth
Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer and the estate agent.
It is, however, still the duty of a conveyancing solicitor in Bridgnorth to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and register the title in the new owner's name.
The following section offers useful information for homebuyers who want conveyancing solicitors in Bridgnorth.
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- Conveyancing solicitors in Shropshire
Your Bridgnorth conveyancing solicitor must be lender-approved
Regardless of whether you are getting a mortgage from DB UK Bank, Santander or any other lender, before you choose a Bridgnorth conveyancing solicitor you need to check that they are on the panel of your lender.
Your lawyer may be unable to act for your lender, because some banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of law firms.
Should this be the case, the lender will probably require a different legal firm to complete the legal work, and you will be expected to pay this alternative lawyer's costs. This can mean the process takes much longer.
Our conveyancing solicitors are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Shropshire Council)
Searches are submitted by Bridgnorth conveyancing solicitors to unearth any wider issues that might potentially impact the value of your property.
Searches are carried out primarily to satisfy the conditions of the lender. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
You will be notified if your lender needs any additional searches, such as a more detailed flood report or a Forestry Commission search.
Shropshire Council has an approximate turnaround time of 10 weeks for LA searches. Your lawyer could instead use faster personal searches.
Checking planning permission status
Official Entries (or 'office copies') will also be sourced from the Land Registry by the conveyancing solicitor acting for the purchaser. This will help to highlight planning issues. Examples of these include discrepancies between the property boundaries and the title plan or limits on the development of the property.
Shropshire Council Council Tax
As a homeowner in Bridgnorth, 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 Valuation Band D, for example, would owe annual council tax of £1,700.
Bridgnorth conveyancing solicitors will inform a buyer of the home's tax band once they are made aware.
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 £1,275.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an inhabitant is an 18 year old for whom child benefit is payable. Homes built after 1991 are assigned a banding by the Valuation Office Agency (VOA).
|Band||Shropshire Council Tax (2018)|
What to do if you suspect your new home is incorrectly valuedTo challenge your banding contact:
Valuation Office Agency
From April 2016 to March 2017, 60 council tax challenges were made, of which 20 were upheld and refunds awarded.
Stamp Duty on Bridgnorth properties
The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.If you are buying a home in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k.
With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See examples for typical Bridgnorth properties:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£317,252||£5,862.60|
|Average new build||£214,566||£1,791.32|
Stamp duty relief for first-time buyers in Bridgnorth
Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a 3% SDLT surcharge. Following the example above, if a homeowner bought a second property in Bridgnorth for the average price of £233,011 the SDLT would be £11,650.55.
Bridgnorth conveyancing solicitors should confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Bridgnorth
Buying a leasehold house or flat is not as straightforward as purchasing a freehold home. The many potential problems awaiting the unsuspecting purchaser include exponential ground rents and leases with fewer than 80 years to run.
A good conveyancing solicitor in Bridgnorth will address aspects of leasehold, for example flats in the same block with disparity between their leases, service charges and understanding regional and era-specific nuances of leases.
Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Bridgnorth?
22 new builds were purchased in Bridgnorth last year, (sce: Her Majesty's Land Registry). The average value of Bridgnorth new builds is £214,566.
The legal work for purchasing a new build property can be more complex than any other type of conveyancing. To avoid potential problems a Bridgnorth conveyancing solicitor must be aware of local factors and will examine a number of areas, including working to tight developer deadlines and handling withdrawal under the Consumer Code for Housebuilders.
With our new build team, you will get an independent view of the legal title of the property, and in particular concerns like the home's future resaleability and exponential ground rent and service charges (where applicable).
Shropshire Conservation areas
When carrying out the conveyancing for a purchase in Bridgnorth, a conveyancing solicitor will need to confirm if the residential property is in a conservation area in Bridgnorth. If it is, the house could be affected by certain constraints. These constraints, called Article 4 Directions, could include restrictions on the removal or addition of front boundary walls, general restrictions governing the use of unsympathetic materials or restrictions on the erection of outbuildings.
The local authority can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bridgnorth's conservation areas.
Conveyancing - Selling a property in Bridgnorth
Conveyancing for a sale of a home is less complicated than when buying. During the sale of a house or flat, the onus lies entirely with the buyer to determine whether the title of the property is mortgageable and is (or can be) registered at the Land Registry.
Conversely, when selling, conveyancing solicitors in Bridgnorth acting for the existing owner effectively just answer the buyer's solicitor's questions.
What could put your home sale at risk?
A property can face complex issues (for example not having permission for alterations when in a conservation area) that might prevent a sale from completing.
In most cases, it is advisable for vendors to address such issues immediately.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
Read more sale conveyancing articles here.
Selling a leasehold property
Conveyancing for a leasehold flat or house is much more specialised than for a freehold house.
Conveyancing solicitors in Bridgnorth must usually carry out further legal work, for example contacting the landlord for detailed managing agent information, through to a copy of the lease.
To speed up the leasehold conveyancing process, it is highly recommended that the vendor contacts a property lawyer with leasehold experience as soon as the property is marketed, if not before,.
Can your conveyancing solicitors act for both parties?
SRA regulations restrict the same conveyancing solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.
You may want to instruct a property solicitor firm in Bridgnorth to carry out your conveyancing, if a Quittance conveyancing solicitor is doing the legal work for the other side.
Local Bridgnorth conveyancing solicitor directory
- Thomas & Co, 51b High Street, Bridgnorth, Shropshire, WV16 4DX
- Mortimers, 65 Whitburn Street, Bridgnorth, Shropshire, WV16 4QP
- T J Legal Services Limited, 62 Whitburn Street, Bridgnorth, Shropshire, WV16 4QP
- Underhill Langley & Wright Limited, St Leonards House, 9 St. Leonards Close, Bridgnorth, Shropshire, WV16 4EJ
- FBC Manby Bowdler LLP, Lasyard House, Underhill Street, Bridgnorth, Shropshire, WV16 4BB
Conveyancing - Remortgaging a property in Bridgnorth
Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage a home to benefit from a lower interest rate.
You can benefit from a lower rate faster by using a more proactive conveyancing solicitor in Bridgnorth, minimising the time taken to complete the conveyancing. With the future of interest rates unclear, fast conveyancing can be a key consideration when getting the mortgage rate you want.
The property lawyer carrying out your remortgage must also be able to act on behalf of your preferred bank or building society. Quittance Conveyancing are on all major UK lenders' panels. So no matter whether you are changing to a cashback mortgage with RBS or to a fixed-rate mortgage with the Leeds Building Society, our remortgage specialists can help.
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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