Updated: October 12, 2018

Brierley Hill conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Brierley Hill

Conveyancing solicitor fees will be paid to conveyancing solicitors in Brierley Hill for the legal work involved in moving home.

Are Brierley Hill conveyancing fees and costs fixed?

Some conveyancing solicitors in Brierley Hill work on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will explain all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like office copies and title plans or Stamp Duty.

See: Complete list of conveyancing fees and disbursements

How much will the total Brierley Hill solicitor conveyancing fees be?

Though conveyancing fees in Brierley Hill will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as utilities searches, may be needed.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. 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 Brierley Hill

As a key part of the conveyancing for a home purchase, a Brierley Hill conveyancing solicitor will examine the draft contract and investigate the property's title and make their "report on title".

After making their enquiries the solicitor will make recommendations and will deal with any legal issues and make sure that the title is registered in the name of the new buyer.

This section of the article examines elements of the legal process for conveyancing solicitors in Brierley Hill that necessitate specialist knowledge.

Your Brierley Hill conveyancing solicitor must be lender-approved

Before you instruct a conveyancing solicitor in Brierley Hill, you must confirm that they are on the panel of your chosen lender, whether you are obtaining a mortgage from the Co-operative Bank, Topaz Finance or any other lender.

Quite a few lenders are only happy to work with a restricted panel of legal practices. If your solicitor is not on the panel of your chosen lender, the lender will require a different legal firm to carry out the legal work.

You will be expected to pay this second solicitor's fees, and weeks could be added to the conveyancing process.

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

Quittance Conveyancing are on the panel of all lenders.

Dudley Metropolitan Borough Council searches and other searches

Residential property searches are questions submitted to a number of authorities by Brierley Hill conveyancing solicitors to identify issues affecting your new home.

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

Further searches, such as a radon gas search or an agricultural search, may also be recommended following the initial searches.

Dudley Metropolitan Borough Council has an estimated turnaround time of 12 weeks for Local Authority searches, so your lawyer will advise using faster personal searches.

Planning documents

Official Entries will also be ordered from the Land Registry by the homebuyer's conveyancing solicitor, helping to identify any issues. Examples of these include a difference between the agent's floorplan and the title plan or that a restrictive covenant has been breached.

Dudley Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on a number of factors that include the layout of the property and the assessed value of the property in April 1991. The occupier of a property in Band C, for example, would owe annual council tax of £1,297.

Brierley Hill conveyancing solicitors will inform a purchaser of the home's council tax band as soon as 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 £973.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property (land) is a boat mooring or caravan pitch.

Band Dudley Metropolitan Borough Council Tax (2018)
A £973
B £1,135
C £1,297
D £1,459
E £1,783
F £2,107
G £2,432
H £2,918

Can I appeal against my band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Crown House
Birch St
West Midlands

Stamp Duty on Brierley Hill properties

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

The threshold for Stamp Duty Land Tax for a home is £125k.

HMRC complications and objections are avoided using the latest state-of-the-art case management system.

This table sets out stamp duty for typical property in Brierley Hill:

  Average sale price (2017) SDLT
Average price £145,707 £414.14
Average price (detached) £218,934 £1,878.68
Average new build £171,389 £927.78

Stamp duty relief for first-time buyers in Brierley Hill

First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the property is not let out. So if a second property was bought for £145,707 then the SDLT total will be £7,285.35.

Conveyancing solicitors in Brierley Hill should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Brierley Hill

New build site

It can be costly to purchase a leasehold home if you don't know what you are getting into. Ground rent multipliers, sub-letting restrictions and sinking fund issues are among the many common complications awaiting an uninformed buyer.

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

If you are planning to purchase a property with a lease, a competent conveyancing solicitor in Brierley Hill will consider possible leasehold issues, such as reserve funds, service charges and reviewing the lease itself.

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

Buying a 'New Build' property in Brierley Hill?

New build building site

The average cost of new build properties in Brierley Hill is £171,389. 27 new builds were purchased in Brierley Hill last year.

A new-build conveyancing solicitor in Brierley Hill must be familiar with Brierley Hill-specific factors and new build's added complexities, including checking new build mortgage procedures are followed and dealing with incomplete service connection agreements.

With our new build team, you will get an impartial appraisal of the legal title of the house or apartment, and in particular considerations ranging from unreasonable leasehold terms to possible freehold acquisition traps.

West Midlands Conservation areas

If you are planning to buy a house in one of Brierley Hill's conservation areas, the property must be compliant with any local conservation area constraints. These building controls, called Article 4 Directions, can include a range of factors from restrictions on the addition of boundary walls, to restrictions preventing paving over the front garden.

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 Brierley Hill.

Conveyancing - Selling a property in Brierley Hill

The legal side of a house sale is normally less troublesome than when buying. The buyer's conveyancing solicitor undertakes detailed due diligence on the property, whereas conveyancing solicitors in Brierley Hill acting for the seller essentially just collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .

How to reduce the risk of an abortive sale

Homes can face any number of possible difficulties (e.g. being a listed building with non-compliant alterations) that have the capacity to prevent a purchase from completing on time.

In general, you should handle such issues without delay.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat (leasehold houses are not common) is much more protracted compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Brierley Hill must undertake additional legal work, and this could include requesting all relevant freeholder information or a copy of any health and safety assessment for the common parts.

To accelerate the handling of the leasehold work, it is recommended that you instruct leasehold-specialist property lawyer as soon as possible.

What if Quittance conveyancers are acting for the other side?

SRA rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

You may wish to contact a law firm in Brierley Hill to undertake your legal work, if a Quittance solicitor is acting for the other side.

Local Brierley Hill conveyancing solicitor directory

  • Barry Green, 28a High Street, Quarry Bank, Brierley Hill, West Midlands, DY5 2JW
  • Kingsguard Legal, Quay House, The Waterfront, Brierley Hill, West Midlands, DY5 1AD
  • Stephensons, 57-59 High Street, Brierley Hill, West Midlands, DY5 3ED
  • Higgs & Sons, 3 Waterfront Business Park, Brierley Hill, West Midlands, DY5 1LX

Conveyancing - Remortgaging a property in Brierley Hill

The main reason homeowners remortgage is to get a better interest rate. Other reasons to think about remortgaging include switching from interest-only to repayment, or extending the mortgage term.

You will typically be able to benefit from a lower rate faster by using a more proactive conveyancing solicitor in Brierley Hill. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer will act for both you and your new bank or building society, in order to confirm 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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