Updated: October 12, 2018

Dudley conveyancing solicitor fees

No Move, No Fee conveyancing in Dudley

Conveyancing solicitor fees are paid conveyancing solicitors in Dudley for the legal work associated with buying or selling a property.

Are Dudley conveyancing fees and costs fixed?

Some conveyancing solicitors in Dudley work on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on a fixed No Move, No Fee basis, with no hidden fees. Your conveyancing quote will explain what you will pay when your property transaction has completed.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as bankruptcy checks or TT fees.

See: How much should conveyancing fees cost?

How much will the total Dudley solicitor conveyancing fees be?

While conveyancing fees in Dudley will be the same as anywhere else in the country, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. transport searches, may be necessary.

There are no hidden fees or costs to be paid with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. 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 Dudley

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Following recent changes in the law, this maxim no longer applies. However, it remains the duty of a buyer's legal representative to carry out due diligence on a planned purchase.

A conveyancing solicitor in Dudley will make recommendations following their enquiries, help to fix or resolve any legal issues and register the title in the new owner's name.

This section sets out useful information for people searching for conveyancing solicitors in Dudley for a purchase.

Your Dudley conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common lender like Ulster Bank or a major lender such as RBS, before choosing a conveyancing solicitor in Dudley you must confirm that they are on the approved panel of your lender.

Some banks and building societies are only prepared to work with a select panel of law firms that pass strict standards. If your conveyancer is not on the panel of your lender, the lender will need a different solicitor firm to carry out the legal work.

The borrower will usually need to pay this substitute solicitor's costs and the conveyancing process could take much longer.

Long delays can arise if you do not check your property solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Searches (Dudley Metropolitan Borough Council)

Searches will be applied for by Dudley conveyancing solicitors to help spot any broader issues that could compromise how much the property you are purchasing will be worth.

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

Your conveyancer will tell you if your lender insists on any additional searches, for example a more detailed flood report or a mining search.

Property purchasers can expect a lead time of roughly 12 weeks for searches supplied by Dudley Metropolitan Borough Council, so your conveyancer will instead use a quicker local search agent.

Ensuring planning permission is in place

Official Entries will also be ordered from the Land Registry by the homebuyer's conveyancing solicitor. This will help to identify potential planning issues. Examples of these include rights or restrictions on how the property may be used or outbuildings lying outside the boundary.

Dudley Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various factors such as the size and character of the home and the assessed value of the property in April 1991. E.g. the occupier of a Valuation Band B property in the Dudley Metropolitan Borough Council area would pay annual council tax of £1,135.

A conveyancing solicitor in Dudley will inform the buyer of the property's band once 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 (25%) would reduce the tax due to £851.

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 an occupier is a student nurse. A new home is assessed by the Valuation Office Agency and allocated a council tax banding.

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?

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

Valuation Office Agency
Crown House
Birch St
Wolverhampton
WV1 4DS
West Midlands

A homeowner can ask for their property to be reassessed. The band could be revised up as well as down.

Stamp Duty on Dudley properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home.

Quittance Conveyancing's case management software integrates with electronic filing systems to ensure that the stamp duty is settled efficiently.

See table below for Stamp Duty Land Tax examples for properties in Dudley:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £177,841 £1,056.82
Average price (detached) £271,355 £3,567.75
Average new build £299,247 £4,962.35

Stamp duty relief for first-time buyers in Dudley

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas. Homeowners must pay a higher rate of SDLT for the purchase of a second property. For example, if an existing homeowner bought a second property in Dudley for the average price of £177,841 the SDLT would be £8,892.05.

Conveyancing solicitors in Dudley should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Dudley

New build site

The drawbacks associated with buying a leasehold property in the UK are generally well known. There are many legal issues that may be awaiting an uninformed purchaser, including:

  • freeholds sold without first refusal to leaseholders
  • incomplete management company accounts
  • unfair developer practices
  • ground rent multipliers
Severe consequences can result from a less-experienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to purchase a leasehold home, a good conveyancing solicitor in Dudley will address aspects of leasehold, including :

  • reviewing the lease
  • any recent demands for service charges and ground rent
  • managing agent or landlord enquiries
  • insurance covenants

Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Dudley?

House being built

Based on local data sourced by Her Majesty's Land Registry, the average purchase price of Dudley new build properties is £299,247. 4 brand new properties have been bought in Dudley in 2018 so far.

The legal side of acquiring a new build home is more complex than any other type of conveyancing. To prevent difficulties arising a Dudley conveyancing solicitor must be aware of both region-specific issues and also should check a range of issues, like dealing with delays associated with off-plan and ensuring new estate roads are adopted.

With Quittance Conveyancing, you will get an impartial view of the property's legal status, whilst being mindful of issues like the home's future marketability and 'doubling' ground rent and service charges (where applicable).

Conservation areas in West Midlands

When acting for the purchaser of a property in Dudley, a conveyancing solicitor will confirm whether the property is in a conservation area in Dudley. If it is, the property could be affected by certain restrictions. Called Article 4 directions, these restrictions can include anything from restrictions preventing paving over the front garden, to restrictions on the addition of a porch.

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 was responsible for the changes.

Dudley conservation areas include Stourbridge Canal, Bumble Hole and Wollaston. Your conveyancing solicitor will address whether your planned purchase is located one of Dudley's conservation areas.

Conveyancing - Selling a property in Dudley

The conveyancing process on a sale of a home is less demanding than for a purchase. With a purchase, the responsibility lies entirely with the buyer to verify that the property's title is legally sound.

On the other side of the transaction, conveyancing solicitors in Dudley acting for the vendor just answer any enquiries made by the buyer's solicitor.

What could put your sale at risk?

A property will frequently have a broad spectrum of possible complications (such as an issue with noisy neighbours or excessive service charges) that have the capacity to stop the conveyancing process in its tracks.

Don't put off finding a solution in the hope that any issues won't be spotted, instead get legal advice and deal with it ASAP.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold

The legal work for a leasehold flat is significantly more specialised than for a freehold property.

Conveyancing solicitors in Dudley will also perform extra work, which could include applying for a copy of the lease, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

So as to resolve any leasehold-related issues sooner, it is highly recommended that the vendor contact a conveyancer as soon as possible.

What if Quittance conveyancers are acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA rules restrict a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a Dudley property, and a Quittance solicitor is doing the legal work for the other side, you could contact a property solicitor firm in Dudley to carry out your legal work.

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Conveyancing - Remortgaging a property in Dudley

People remortgage their home for all sorts of reasons, including wanting to borrow more, or moving to an offset mortgage. The main reason, however, is to reduce the monthly repayments.

Homeowners will typically be able to benefit from a better rate sooner by using a more proactive conveyancing solicitor in Dudley, shortening the time the conveyancing takes. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

The property lawyer will act for both you and the mortgage lender to ensure the interests of the lender 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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