Updated: October 12, 2018

Great Wyrley conveyancing solicitor fees

No Move, No Fee conveyancing in Great Wyrley

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Great Wyrley for carrying out the legal work for a property transaction.

Are Great Wyrley conveyancing fees and costs fixed?

Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Great Wyrley who will work on a cost per hour basis. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like property searches or landlord's notice fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Great Wyrley cost in total?

While conveyancing fees in Great Wyrley will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, such as utilities searches, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Great Wyrley

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property to their estate agent and to the purchaser.

It remains, however, the duty of the conveyancing solicitor in Great Wyrley to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), offer pragmatic solutions and register the new owner's title at the Land Registry.

This part of the article examines those residential property types which may involve extra hazards for homebuyers searching for conveyancing solicitors in Great Wyrley.

Your Great Wyrley conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Great Wyrley, it is critical that you make sure that they are on the approved solicitor panel of your chosen lender, whether you are getting a mortgage from TSB, Paratus AMC or any other lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some lenders are only happy to work with a selected list (known as a 'panel') of legal firms.

If this is the case, the lender will need a second solicitor firm to complete the legal work, and you will be expected to pay this alternative lawyer's costs. This means the transaction could be delayed.

Not checking your conveyancing solicitor's lender panel status can mean significant delays.

Quittance Conveyancing can act for all lenders.

South Staffordshire Council searches

Residential property searches will be applied for by Great Wyrley conveyancing solicitors to help identify any pertinent information that might potentially undermine how much your house or flat will be worth.

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

Additional searches, such as a highways authority search or a more detailed plan search, may also be recommended in the standard searches.

The average lead time for property searches delivered by South Staffordshire Council is 7 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning searches

The conveyancing solicitor acting for the buyer will apply for office copies from the Land Registry. This will help to reveal potential planning issues. Examples of these include a restrictive covenant against certain alterations or discrepancies between the property boundaries and the title plan.

South Staffordshire Council Tax

South Staffordshire calculate your council tax based on a number of factors that include the number of occupants aged over 18 and the value of the home as determined by the VOA in 1991. For instance for an average Band E home in Great Wyrley, the amount payable would be £2,005 per year.

Great Wyrley conveyancing solicitors will inform a purchaser of the home's council tax band once they are themselves notified.

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 £1,504.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student.

Band South Staffordshire Tax (2018)
A £1,094
B £1,276
C £1,458
D £1,641
E £2,005
F £2,370
G £2,734
H £3,281

Can I challenge my council tax band?

A property owner can also ask for their property to be reassessed. The band could be revised up as well as down. To appeal contact:

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

Stamp Duty on Great Wyrley properties

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value house. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out SDLT for typical property in Staffordshire:

  Average selling price (February 2018) Stamp Duty
Average price £218,196 £1,863.92
Average price (detached) £304,624 £5,231.20
Average new build £314,995 £5,749.75

Stamp duty relief for first-time buyers in Great Wyrley

In 11/17, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. If you own another home , anywhere in the world you will be subject to a higher rate of 3%. For example, if an existing homeowner bought a second home in Great Wyrley for the average price of £218,196 the SDLT would be £10,909.80.

Great Wyrley conveyancing solicitors should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Great Wyrley

New build site

Buying a leasehold house or flat can be challenging when compared to purchasing a freehold home. The many potential traps lying in wait for the unsuspecting buyer can include reversionary interests and unreasonable ground rents.

Severe consequences can result from a solicitor's erroneous leasehold advice.

If you are planning to buy a property with a lease, a experienced conveyancing solicitor in Great Wyrley will address aspects of leasehold, such as :

  • reviewing the lease itself
  • any recent demands for service charges and ground rent
  • dealing with freeholders and managing agents
  • insurance covenants

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Great Wyrley?

New build site

81 new builds have been bought in Great Wyrley in 2018 so far, based on information from HMLR. The average price for Great Wyrley new build homes is £256,590.

A new-build conveyancing solicitor in Great Wyrley will need to be aware of both local Great Wyrley factors as well as the complications associated with new build, such as confirming right of way over drains and sewers and handling structural guarantees.

Our highly qualified conveyancing team are specialists in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Staffordshire Conservation areas

If you are purchasing a home in one of Great Wyrley's conservation areas, the property must not breach any conservation area constraints. These constraints may include a range of factors from restrictions on hard standings at the front of the property, to restrictions on door and window styles.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Great Wyrley's conservation areas.

Conveyancing - Selling a property in Great Wyrley

The legal process for a property sale is much easier than when buying. The purchaser will carry out detailed research on the property, whilst conveyancing solicitors in Great Wyrley acting for the seller simply collects all documents and information relating to the property and answers the buyer's questions .

What could put your sale at risk?

A house or flat can face a broad spectrum of possible complications (e.g. having previously suffered from a flood event or restrictions on how you can use the property) that have the capacity to protract or even derail the conveyancing process.

Don't bury your head as solicitors are trained to unearth any such issues. Instead, speak to an expert and deal with it as soon as you can.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold property is significantly more involved than for a freehold house.

Conveyancing solicitors in Great Wyrley will also carry out additional work, which could include getting all relevant freeholder information, through to any details of rules covering common parts that are not contained in the lease.

To accelerate the handling of the leasehold work, it is strongly advised that the vendor contacts a property lawyer with leasehold experience as soon as an estate agent is chosen.

What if Quittance is acting for the other side?

CLC-regulated conveyancers can act for both parties. However, SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You may want to instruct a property solicitor firm in Great Wyrley to carry out your conveyancing, if a Quittance solicitor is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Great Wyrley

The main reason homeowners remortgage their home is to reduce the monthly repayments. There are also other reasons to think about remortgaging, including funding a one-off purchase, or moving from a standard variable rate (SVR) to a fixed-rate.

A good conveyancing solicitor in Great Wyrley can reduce the remortgage processing time, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer conducting the legal work should also be able to act for your chosen lender. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are changing to a lifetime tracker mortgage with the Bank of Scotland or to a discounted-rate mortgage with Virgin Money, 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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