Updated: October 12, 2018

Cradley Heath conveyancing solicitor fees

No Move, No Fee conveyancing in Cradley Heath

Conveyancing solicitor fees are the amounts you pay to your Cradley Heath conveyancing solicitor for the legal work associated with buying or selling a property.

Do Cradley Heath conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in Cradley Heath who work on a cost per hour basis. Your conveyancing quote sets out exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

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 identity verification checks or Stamp Duty Land Tax (SDLT).

See: A guide to all conveyancing fees

How much will conveyancing in Cradley Heath cost in total?

Conveyancing fees in Cradley Heath will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.

There are no hidden costs or nasty surprises with Quittance. For a standard home sale or purchase, what 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Cradley Heath

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of a conveyancing solicitor in Cradley Heath to make enquiries about the property, report back in detail to the buyer and the lender, solve outstanding issues and confirm that the Land Registry's record of the property is updated.

This article provides invaluable advice for buyers who want conveyancing solicitors in Cradley Heath.

Your Cradley Heath conveyancing solicitor must be lender-approved

Before you choose a Cradley Heath conveyancing solicitor, you need to check that they are approved by your chosen lender, whether you are getting a mortgage from the Holmesdale Building Society, Lloyds Bank or any other lender.

Quite a few mortgage lenders only accept a selected list (known as a 'lender panel') of firms that match certain criteria. If a conveyancer is unable to act for your chosen lender, the lender will probably need an alternative solicitor firm to carry out the legal work.

The buyer will then have to cover this alternate solicitor's fees and the conveyancing process could take much longer.

Neglecting to check your conveyancing lawyer's lender panel status can result in significant delays.

Our solicitors are on the panel of all lenders.

Sandwell Metropolitan Borough Council searches and other searches

Residential property searches are enquiries made by Cradley Heath conveyancing solicitors to help uncover relevant information about your planned purchase. They include:

  • Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - some Cradley Heath property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specialised searches, such as a more detailed flood report or a contaminated land report, may also be recommended following the initial searches.

The typical delivery time for searches delivered by Sandwell Metropolitan Borough Council is 5 weeks, so it will be worth using a faster private search company.

Checking planning status

Official Entries (or 'office copies') will also be obtained by your conveyancing solicitor. This will help to expose planning issues. These issues could include discrepancies with the filed plan or restrictive covenants governing the use of the property.

Sandwell Metropolitan Borough Council Council Tax

Council tax is calculated by Sandwell Metropolitan Borough Council on property value and the number of people living in the property. For instance for an average Valuation Band B residential property in Cradley Heath, the amount payable would be £1,194.

Conveyancing solicitors in Cradley Heath will inform the purchaser of the home's council tax band after this is confirmed by the searches.

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 (25%) would reduce the tax due to £895.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is armed forces accommodation.

Band Sandwell Metropolitan Borough Council Tax (2018)
A £1,023
B £1,194
C £1,365
D £1,535
E £1,876
F £2,217
G £2,559
H £3,070

Is your new home in the wrong band?

To challenge your banding contact:

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, and 10 were upheld and refunds awarded.

Stamp Duty on Cradley Heath properties

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable. Filling in the SDLT1 form yourself is very difficult and not for the wary.

Quittance's investment in the latest integrated conveyancing case management system means that HMRC filing rejections are a thing of the past.

See examples for typical local properties:

  Average sale price (2017) Stamp Duty
Average price £156,617 £632.34
Average price (detached) £224,770 £1,995.40
Average new build £221,515 £1,930.30
Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not let out. E.g. if a second home was bought for £156,617 then the stamp duty including the surcharge would be £7,830.85. .

Stamp duty relief for first-time buyers in Cradley Heath

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Cradley Heath should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Cradley Heath

New build site

The risks of buying a leasehold property in the UK are frequently reported in the papers. The numerous common problems awaiting the unsuspecting purchaser can include:

  • excessive freehold premiums
  • unpaid service charges by the existing leaseholder
  • unfair developer practices
  • unreasonable ground rents
Incomplete leasehold information, delivered by an inexperienced property lawyer, could have costly, long-term consequences.

A experienced conveyancing solicitor in Cradley Heath will investigate aspects of the leasehold purchase, for example :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders
  • annual statements of account and budgets for service charges
  • residents? management company

Our specialist leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Cradley Heath?

House under construction

23 new builds were purchased in Cradley Heath last year, according to Her Majesty's Land Registry. The average cost of Cradley Heath new build homes is £221,515.

The legal work for buying a new build home requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a Cradley Heath conveyancing solicitor should be aware of local issues and must look into numerous things, like dealing with fast exchange timeframes and ensuring compliance with planning regulations.

Quittance Conveyancing deliver an impartial appraisal of the legal title of the house or apartment, whilst being mindful of factors like the home's subsequent mortgageability and sharply increasing ground rent and service charges (where applicable).

Conservation areas in West Midlands

Your conveyancing solicitor will need to check whether the property you are buying is in a conservation area in Cradley Heath. If it is, the home could be affected by specific conditions. These building controls, called Article 4 Directions, could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Your conveyancing solicitor will address whether your planned purchase is located one of Cradley Heath's conservation areas.

Conveyancing - Selling a property in Cradley Heath

The legal work involved in a sale of a home is more straightforward than when purchasing. With a property purchase, the responsibility lies entirely with the buyer to verify that the property they are purchasing is legally sound.

In contrast, for a sale, conveyancing solicitors in Cradley Heath acting for the vendor effectively just answer enquiries made on behalf of the buyer.

Factors that could delay or endanger your property sale

Issues, like restrictions on how you can use the property, have the capacity to prolong your move if not dealt with promptly.

You shouldn't ignore this, hoping the issue will fix itself. Get advice and attempt to resolve it as soon as you can.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more time-consuming than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Cradley Heath will usually undertake extra work. This can involve getting the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.

It is strongly advised that the vendor contacts a leasehold expert as early in the process as possible, preferably before putting the property on the market, to ensure any legal complexity is correctly handled.

Can your conveyancing solicitors act for both the buyer and the seller of the same house?

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

If you are buying or selling a house or flat in Cradley Heath, and we are carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Cradley Heath to carry out your conveyancing.

Local Cradley Heath conveyancing solicitor directory

  • George Green LLP, 195 High Street, Cradley Heath, West Midlands, B64 5HW

Conveyancing - Remortgaging a property in Cradley Heath

The most common reason homeowners remortgage their home is to lower their monthly repayments. Other reasons to switch lenders or mortgage deals include extending the mortgage term, or getting onto a longer fixed-rate term.

A proactive conveyancing solicitor in Cradley Heath will complete the conveyancing quickly, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can play a key role in securing the rate you want.

The property lawyer will represent both you and the mortgage provider to ensure the interests of the lender are covered.

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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