Updated: October 12, 2018

Coventry conveyancing solicitor fees

No Move, No Fee conveyancing in Coventry

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

How are Coventry conveyancing fees calculated?

Some conveyancing solicitors in Coventry carry out the legal work on an hourly rate, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote sets out all fees and other costs you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like managing agent information or HMLR fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Coventry cost in total?

Coventry conveyancing fees will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as transport searches, may be needed.

For a standard sale or purchase, the fees we quote are the fees you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Coventry

The 12th largest city in the UK, Coventry's economy was built on car manufacturing, agricultural machinery and aerospace components. While these are still important (London's black cabs are made here) recent years have seen huge growth in business services, finance, research, design and development and creative industries as well as logistics and leisure.

Major improvements in the 21st century have regenerated the city centre and funding via its recent award of UK City of Culture 2021, will give a further boost to Coventry's economy, tourism, civic pride and access to the arts.

Conveyancing for buyers

When carrying out the legal work for a property buyer, a conveyancing solicitor in Coventry will examine the draft contract and investigate the property's title and make their "report on title".

The purchaser's solicitor will offer professional advice following their enquiries, help to fix or resolve any legal issues and register the title in the new owner's name.

The following discusses elements of the legal process for conveyancing solicitors in Coventry where additional expertise is required.

Your Coventry conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like the Co-operative Bank or a niche lender such as the Tipton & Coseley Building Society, before selecting a Coventry conveyancing solicitor it is critical that you make sure that they are on the panel of your lender.

Your solicitor may be unable to act for your lender, because some lenders are only prepared to work with a select list (referred to as a 'panel') of legal practices.

Under these circumstances, the lender will need an alternative law firm to act in their interests, and you will usually need to pay this substitute lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your property purchase could be put at risk by failing to check your property solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage lenders.

Residential Property Searches (Coventry City Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Coventry conveyancing solicitors to help spot planning, development and environmental issues that might affect the value of the property you intend to buy.

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

You will be informed if your mortgage lender requires any further searches, for example a more detailed flood report or a contaminated land report.

Coventry City Council has an approximate delivery time of 10 weeks for property searches. In these circumstances, faster personal searches will be recommended.

Planning permissions

Official Entries (or 'office copies') will also be obtained from HM Land Registry by the purchaser's conveyancing solicitor, assisting with the identification of any potential issues. These issues could include the title plan showing only very general boundaries or rights or restrictions on how the property may be used.

Coventry City Council Council Tax

Coventry City Council calculate your council tax based on a number of factors e.g. the property's whereabouts and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. the occupier of a Band C residential property in the Coventry City Council area would pay annual council tax of £1,566.

A conveyancing solicitor in Coventry will inform a buyer of the property's band once this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,175.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the property is occupied by someone who is seriously mentally impaired.

Band Coventry City Council Tax (2018)
A £1,175
B £1,370
C £1,566
D £1,762
E £2,154
F £2,545
G £2,937
H £3,524

Is it possible to reduce my council tax band?

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

Valuation Office Agency
5th Floor
Sherbourne House
1
Manor House Drive
Coventry
CV1 2TG
West Midlands

From April 2016 to March 2017, 50 council tax challenges were made, and 10 were upheld and the tax was reduced.

Stamp Duty on Coventry properties

If you are buying a residential property that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to HMRC (formerly Inland Revenue) as quickly as possible.

See table below for stamp duty examples for properties in Coventry:

  Average selling price (2018 to date) Stamp Duty
Average price £197,014 £1,440.28
Average price (detached) £373,400 £8,670.00
Average new build £182,580 £1,151.60

Stamp duty relief for first-time buyers in Coventry

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you own another residence , anywhere in the world you will be subject to a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Coventry for the average price of £197,014 the SDLT would be £9,850.70.

Coventry conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Coventry

New build site

The potential risks of purchasing a leasehold property should be a worry for buyers of leasehold property. Numerous legal issues could be awaiting the unsuspecting buyer, including exponential ground rents and onerous covenants.

Inaccurate leasehold advice, from an inexperienced lawyer, can have costly, long-term consequences.

If you intend to purchase a leasehold home, a expert conveyancing solicitor in Coventry will consider potential leasehold issues, including reviewing the lease itself (many leases are decades old), dealing with freeholders and current-year service charge estimates.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Coventry?

New build building site

According to data compiled by the HM Land Registry, 52 newly-constructed homes have been bought in Coventry in 2018 so far. The average purchase price of Coventry new build properties is £182,580.

The legal side of buying a new build property is more complex than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Coventry must be mindful of Coventry-specific issues and needs to consider a range of factors, such as dealing with lender conditions and handling initial Land Registry registration.

With Quittance Conveyancing, you will get an independent assessment of the legal title of the house or apartment, paying close attention to factors ranging from unreasonable leasehold terms to an assessment of other risks, such as contaminated land hazards.

Conservation areas

Whether you are planning to buy a listed character property or a Georgian town house, if the property is in a protected conservation area, your plans to develop the property may not be permitted by Coventry City Council.

Called Article 4 directions, these conditions could include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

The local authority can order any non-compliant alterations to a property to be changed or removed.

Coventry conservation areas include Hill Top and Cathedral, London Road and Chapelfields. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Coventry.

Conveyancing - Selling a property in Coventry

The legal work involved in a sale of a house or flat is much easier than for a purchase. The purchaser will have to go through a thorough investigation on the property. Conveyancing solicitors in Coventry acting for the vendor effectively just answers the buyer's questions.

What could put the sale of your home at risk?

Obstacles, like having a defective lease or a dispute with a neighbour, can easily derail the sale process.

Don't bury your head, trusting that the issue won't be discovered. The best course of action is to seek out professional help, face the issues head on, and find a solution promptly.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat or house is a great deal more time-consuming than it is for a freehold home.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Coventry, which could include requesting the latest service charge and ground rent statement or details of the length of leases of other flats in the block.

So as to resolve any leasehold-related problems sooner, it is strongly advised that you instruct a lawyer as soon as an estate agent is chosen.

What if Quittance is already acting for the other side?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

You can contact a local Coventry conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Coventry conveyancing solicitor directory

  • Angels Solicitors LLP, 117-119 New Union Street, Coventry, West Midlands, CV1 2NY
  • Severn Trent Water Ltd, Severn Trent Centre, 2 St. Johns Street, Coventry, West Midlands, CV1 2LZ
  • Alsters Kelley LLP, Manor Terrace, Friars Road, Coventry, West Midlands, CV1 2NU
  • Askews Legal LLP, 5 The Quadrant, Coventry, West Midlands, CV1 2EL
  • Bes Legal Limited, Manor Court, Manor House Drive, Coventry, West Midlands, CV1 2EY

Conveyancing - Remortgaging a property in Coventry

By far the most common reason people remortgage a home is to get a more attractive interest rate. There are also any number of other reasons to remortgage, such as moving to an offset mortgage, or consolidating debts.

A proactive conveyancing solicitor in Coventry can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in getting the mortgage rate you want.

To ensure that the parties' interests are protected, the property lawyer handling your remortgage will act for both you and the new lender.

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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