Updated: October 12, 2018

Bromsgrove conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bromsgrove

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Bromsgrove for the legal work associated with buying or selling a property.

Do Bromsgrove conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Bromsgrove who work on a price per hour basis. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total Bromsgrove solicitor conveyancing fees be?

Whilst conveyancing fees in Bromsgrove will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, additional region-specific searches, e.g. a historic mining search, may be needed and Local Authority Search fees can vary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. 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 Bromsgrove

As a key part of the conveyancing for a property purchase, a conveyancing solicitor in Bromsgrove will investigate the legal ownership rights or 'title' of the property and report back to the buyer and the lender.

After making their enquiries the solicitor will make recommendations and will solve outstanding issues and ensure that the full legal ownership is transferred.

This section considers the property types which may involve additional risk for homebuyers who want conveyancing solicitors in Bromsgrove.

Your Bromsgrove conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Halifax, New Street Mortgages or any other lender, before you instruct a conveyancing solicitor in Bromsgrove you need to check that they can act in the interests of your mortgage lender.

Many banks and building societies are only prepared to work with a restricted group of legal practices that meet strict criteria. If your solicitor is unable to act for your mortgage lender, the lender will need a second firm to act in their interests.

The home buyer will then have to cover this substitute lawyer's costs, and the conveyancing process can take much longer.

Your purchase could be threatened by failing to check your property lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Residential Property Searches (Bromsgrove District Council)

Property searches are submitted by Bromsgrove conveyancing solicitors to identify issues that could affect the value of your property.

Banks and building societies also need property searches to be submitted. These include:

Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as an HS2 search or a more detailed plan search, may also be recommended depending on the contents of the standard searches.

Purchasers should anticipate a wait of approximately 10 weeks for property searches from Bromsgrove District Council. Your conveyancer will alternatively recommend using a faster search agent.

Planning issues

The conveyancing solicitor acting for the buyer will source office copies from HM Land Registry, helping to identify potential planning issues. Examples of these include limits on the development of the property or discrepancies between the property boundaries and the title plan.

Bromsgrove District Council Council Tax

Bromsgrove District Council calculate council tax on Bromsgrove homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,732.

Bromsgrove conveyancing solicitors will inform the buyer of the property's 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 £1,299.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where the property is a hall of residence. The Valuation Office Agency (VOA) calculate bands for new homes, and where the owner has requested a revaluation.

Band Bromsgrove District Council Tax (2018)
A £1,155
B £1,347
C £1,540
D £1,732
E £2,117
F £2,502
G £2,887
H £3,464

Can I dispute my band?

Contact the VOA for more information on how to challenge your tax band:

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

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 were approved and the tax was reduced.

Stamp Duty on Bromsgrove properties

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

See table below for SDLT examples for properties in Bromsgrove:

  Average selling price (2017) Stamp Duty Land Tax
Average price £308,975 £5,448.75
Average price (detached) £437,976 £11,898.80
Average new build £361,901 £8,095.05
Higher rates of SDLT apply to buyers of second home in the form of an SDLT surcharge of 3%. So if a second home was bought for £308,975 then the SDLT total will be £24,718.00.

Stamp duty relief for first-time buyers in Bromsgrove

For first-time buyers, stamp duty is only payable on purchases over £300k.

Bromsgrove conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bromsgrove

New build site

Buying a leasehold house or flat without understanding the implications is ill-advised. Numerous legal issues could be awaiting an uninformed purchaser, including:

  • ground rent multipliers
  • overpriced managing agent packs
  • short leases
Serious financial ramifications can result from a less-experienced conveyancer's bad leasehold advice.

If you are planning to purchase a leasehold property, a experienced conveyancing solicitor in Bromsgrove will consider potential leasehold issues, e.g. reviewing the lease, managing agent practices and service charges.

Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Bromsgrove?

New build site

Based on HMLR data, the average price for Bromsgrove new build properties is £464,998. 3 brand new properties have been bought in Bromsgrove in 2018 so far.

The legal work for purchasing a new build is frequently more involved than other types of conveyancing. To prevent difficulties arising a Bromsgrove conveyancing solicitor must be aware of Bromsgrove-specific issues and should investigate several key issues, e.g. dealing with fast exchange timeframes and verifying rights of easements.

Our team of new build conveyancers deliver a specialist assessment of the property's legal status, with close attention paid to considerations like onerous leasehold conditions and sharply increasing ground rent and service charges (where applicable).

Conservation areas in Worcestershire

Your conveyancing solicitor will need to check whether the home you are purchasing is in a conservation area in Bromsgrove. If it is, the house could be affected by specific building controls. These restrictions, referred to as Article 4 Directions, may include anything from restrictions on the addition of flues and soil vent pipes, to restrictions on replacing roof tiles.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

Conservation areas in Bromsgrove include Barnt Green, Alvechurch and Holy Cross. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bromsgrove's conservation areas.

Conveyancing - Selling a property in Bromsgrove

The legal process for a house sale is generally simpler than when purchasing. With a purchase, the burden is on the buyer to determine whether the property can be mortgaged and is free from legal issues.

On the other side of the transaction, conveyancing solicitors in Bromsgrove acting for the person selling effectively just answer the buyer's questions.

How to give yourself the best chances of success

Obstacles, such as not having suitable right of way or restrictive covenants, have the capacity to slow or frustrate a sale.

You shouldn't ignore this in the hope that any issues won't be spotted. Get advice, face the issues head on, and find a solution proactively.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

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

Leasehold complexity involves additional work on the part of conveyancing solicitors in Bromsgrove, for example collating an up-to-date service charge statement or the minutes of the last AGM (if there is a management company).

To speed up the leasehold conveyancing process, it is highly recommended that the seller instructs a lawyer with leasehold experience as early as possible.

Can Quittance conveyancers act for the buyer and the vendor of the same property?

Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.

If you are buying or selling a home in Bromsgrove, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you can contact a local Bromsgrove conveyancing solicitor firm to carry out your legal work.

Local Bromsgrove conveyancing solicitor directory

  • Abc Worcester Limited, 18a High Street, Bromsgrove, Worcestershire, B61 8HQ
  • Bank Solicitors Limited, 38 High Street, Bromsgrove, Worcestershire, B61 8HQ
  • mfg Solicitors LLP, 1 High Street, Bromsgrove, Worcestershire, B61 8AJ
  • Thomas Horton LLP, Strand House, 70 The Strand, Bromsgrove, Worcestershire, B61 8DQ

Conveyancing - Remortgaging a property in Bromsgrove

Homeowners remortgage their home for a number of reasons, for example moving from a tracker to a fixed-rate, or releasing capital to pay off other debts. The most common reason, however, is to secure a lower interest rate.

You would typically benefit from a better rate sooner by using a more efficient conveyancing solicitor in Bromsgrove, minimising the time taken to complete the conveyancing. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to getting on to the rate you want.

It is vital that the property lawyer carrying out the remortgage can act for the new bank or building society. Our conveyancing team are panel members of all major banks and building societies. So no matter whether you are switching to a variable-rate with the Halifax or to a fixed-rate mortgage with the Swansea Building Society, we can assist.

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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