Award-winning No Move, No Fee conveyancing for Brownhills home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a property and need conveyancing solicitors in Brownhills, our award-winning No Sale, No Fee property lawyers can help.
Quittance Conveyancing offer 100% fixed conveyancing fees, and you will always be informed about how your move is progressing, thanks to our commitment to better communication between all parties.
In the event that your home move does not complete our no move no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
Brownhills's most communicative conveyancing service
According to a survey commissioned by Veyo, a third of the participants reported that they were not kept updated during the conveyancing process.
The regulatory bodies for Brownhills property lawyers are particularly focused on improving communication, and the consumer service charters of the Council for Licensed Conveyancers and the Conveyancing Quality Scheme (CQS) highlight the required standard of communication.
Even so, a survey commissioned by the Conveyancing Association, suggested that around 1/4 of conveyancing transactions do not exchange as the result of inadequate communication.
Quittance Conveyancing's team of Brownhills conveyancing solicitors offer a first-rate conveyancing service. We strive to provide the answers you need 7 days a week, using the contact method of your choice:
- Cheapest Brownhills conveyancing solicitors fees
- Your lawyer's direct contact details
- Innovative case management technology
- Frequent updates via your preferred contact method (including SMS, phone and email)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Brownhills conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Brownhills
Conveyancing solicitor fees will be paid to your Brownhills conveyancing solicitor for handling the legal work for your move.
How are Brownhills conveyancing fees calculated?
Our solicitors work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Brownhills who will work on an hourly rate. Your quote will explain what fees you will need to pay when your sale or purchase goes through.
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. These include costs like bankruptcy checks or identity verification checks.
How much will the total conveyancing fees in Brownhills cost?
Although conveyancing fees in Brownhills will be the same as anywhere else in the UK, the disbursements required can vary. For example, specific extra searches, such as a Coal Authority search, may be necessary and council search fees will vary.
There are no hidden fees or nasty surprises with Quittance. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Brownhills
The legal work for a homebuyer needs a conveyancing solicitor in Brownhills to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. adverse possession) and the mortgageability of the property itself.
The purchaser's solicitor will feed the results of their enquiries back to the buyer and their mortgage lender, assist in resolving any issues and register the new owner's title at the Land Registry.
This section of the article discusses those parts of the buying process for conveyancing solicitors in Brownhills where additional expertise is useful.
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- Conveyancing solicitors in West Midlands
Your Brownhills conveyancing solicitor must be lender-approved
Irrespective of whether you are taking out a mortgage from the Darlington Building Society, Lloyds Bank or any other lender, before instructing a Brownhills conveyancing solicitor you must confirm that they can represent your mortgage lender.
The majority of banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of firms that match certain criteria. If a conveyancer is unable to act for your mortgage lender, the lender will probably require a different firm to complete the legal work.
The purchaser will then have to cover this second solicitor's costs and significant delays to your move could occur.
Our 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
Property Searches (Walsall Metropolitan Borough Council)
Searches are submitted by Brownhills conveyancing solicitors to identify any significant issues that could compromise how much the property you intend to buy will be worth.
Mortgage lenders also need to see conveyancing search packs to be obtained. Required searches will include:
- Local Authority (LA) search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
- Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Chancel repair liability - there is a risk that some Brownhills properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
You will be told if your mortgage lender wants any more searches, such as a more detailed flood report or a geological search.
The typical delivery time for Residential property searches supplied by Walsall Metropolitan Borough Council is 8 weeks. As a result, quicker regulated searches will be recommended.
Office copies will also be ordered from the Land Registry by the purchaser's conveyancing solicitor. This helps to find planning issues, such as the title plan showing only very general boundaries or that a restrictive covenant has been breached.
Walsall Metropolitan Borough Council Council Tax
Council tax is calculated by Walsall Metropolitan Borough Council on property value and the number of people living in the property. The occupier of a property in Band C, for example, would owe annual council tax of £1,632.
Conveyancing solicitors in Brownhills will inform the buyer of the home's council 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 £1,224.
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 a 'granny annexe'.
|Band||Walsall Metropolitan Borough Council Tax (2018)|
Are you about you buy a home in the wrong council tax band?To challenge your banding contact:
Valuation Office Agency
The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Brownhills properties
If a residential property is valued at over £125k, the property buyer usually must pay Stamp Duty Land Tax. It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.
Her Majesty's Revenue and Customs (HMRC) rejections are avoided using the latest state-of-the-art case management system.
See examples for average West Midlands properties:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£344,985||£7,249.25|
|Average new build||£228,340||£2,066.80|
Stamp duty relief for first-time buyers in Brownhills
As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the property is not let out. For example, if a homeowner bought a second property in Brownhills for the average price of £194,979 the stamp duty would be £9,748.95.
Conveyancing solicitors in Brownhills will ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Brownhills
Buying a leasehold house or flat can be challenging when compared to buying a freehold property. Numerous legal issues could be lying in wait for an uninformed buyer, such as:
- ground rent multipliers
- unpaid service charges by the existing leaseholder
- leases with fewer than 80 years to run
A competent conveyancing solicitor in Brownhills will consider possible leasehold issues, for example ground rents and service charges, flats with varying lease terms and dealing with freeholders and managing agents.
Ensure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.
Buying a 'New Build' property in Brownhills?
The average cost of Brownhills new build properties is £178,008, (HM Land Registry figures). 237 brand new homes have been bought in Brownhills in 2018 so far.
Buying a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Brownhills needs to be aware of local Brownhills considerations and needs to check a range of issues, including working to tight developer deadlines and handling initial Land Registry registration.
Quittance Conveyancing deliver a specialist assessment of the legal status of the property, whilst being mindful of concerns like the home's subsequent resaleability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).
Conservation areas in West Midlands
Your conveyancing solicitor will check if the house you are buying is in one of Brownhills's conservation areas. If it is, the house will be affected by certain building controls. Called Article 4 directions, these conditions can include a wide range of constraints from a prohibition on roof terraces, to restrictions on joinery colour choices.
If a property is in breach, the local authority can require the new owner to revert the property to its earlier condition, even where the alterations were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Brownhills.
Conveyancing - Selling a property in Brownhills
The conveyancing process on a property sale is more straightforward than for a property purchase. The buyer's solicitor will have to carry out an investigation on the property, whereas conveyancing solicitors in Brownhills acting for the seller merely gathers information relating to the property and answers the purchaser's enquiries .
What factors could threaten your sale?
Properties will frequently have a series of legal issues (such as a problem with the roof or having a defective lease) that can delay the conveyancing process.
Don't ignore the issue and hope any such problems will go away - get professional advice and deal with it ASAP.
- What to do if selling a home without planning permission
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
The legal work for a leasehold flat or house is significantly more complex than for a freehold house.
Brownhills conveyancing solicitors must usually carry out further legal work. This can involve requesting the latest service charge and ground rent statement, through to any details of rules covering common parts that are not contained in the lease.
It would be prudent to appoint a property lawyer as soon as possible to help mitigate often unavoidable leasehold delays.
Can your conveyancing solicitors act for both parties?
A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale.
You could contact a property solicitor firm in Brownhills to undertake your conveyancing, if a Quittance solicitor is acting for the other side.0
Conveyancing - Remortgaging a property in Brownhills
Whilst there are many reasons to consider remortgaging, homeowners generally remortgage their home to get a better interest rate.
A proactive conveyancing solicitor in Brownhills will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting on to the rate you want.
A property lawyer will act for both you and the mortgage lender to make sure the HM Land Registry is notified of the lender's charge over the property and the interests of the lender are covered.
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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