Award-winning No Move, No Fee conveyancing for Halesowen home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and because we are committed to better communication between all parties, you will always be kept in the loop about how your move is progressing.
If you are buying or selling a house or flat and need conveyancing solicitors in Halesowen, our award-winning no sale, no fee property lawyers can assist.
If, for whatever reason, your home move does not proceed our no sale no fee service means you won't incur any conveyancing solicitors' legal fees.
Halesowen's most communicative conveyancing service
Poor communication from the licensed conveyancer or solicitor will almost certainly add additional stress to a home move.
The client charters of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are heavily focussed on resolving conveyancing solicitors' communication-related problems.
Nevertheless, poor communication remains one of the top 5 reasons complaints are made by homemovers.
Quittance Conveyancing's Halesowen conveyancing solicitors deliver an exceptional property legal service. We strive to provide the answers you need by phone, email and via online case management, every day of the week:
- Cheapest Halesowen conveyancing solicitor fees
- Direct contact details for your conveyancer
- Access to your complete case online
- Instant updates by SMS, phone and email
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Halesowen conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Halesowen
Conveyancing solicitor fees are paid to conveyancing solicitors in Halesowen for the legal work associated with buying or selling a property.
How are Halesowen conveyancing fees calculated?
Our conveyancers work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Halesowen who work on an hourly rate. Your quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.
Are there any other costs?
You will have to pay any 'disbursements', in addition to conveyancing solicitor 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 ID checks or bankruptcy checks.
How much will the total Halesowen solicitor conveyancing fees be?
Halesowen conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a mining search, may be needed.
With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For standard conveyancing transactions, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Halesowen
Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. This maxim no longer applies, however, the buyer still will need to carry out due diligence on a planned purchase.
The Halesowen conveyancing solicitor will offer professional advice following their enquiries, assist in resolving any issues and confirm that the Land Registry's record of the property is updated.
This part of the article considers the aspects of the legal process for conveyancing solicitors in Halesowen that demand specialist knowledge.
- Conveyancing solicitors in Birmingham
- Conveyancing solicitors in Coventry
- Conveyancing solicitors in Oldbury
- Conveyancing solicitors in Solihull
- Conveyancing solicitors in Stourbridge
- Conveyancing solicitors in West Midlands
Your Halesowen conveyancing solicitor must be lender-approved
There are many mortgage providers available to homebuyers, from a large lender such as Bradford & Bingley, to a niche mortgage lender like the Leeds Building Society. Before selecting a Halesowen conveyancing solicitor, you must confirm that they can act for your lender.
Your solicitor may not be able to carry out the legal work on behalf of your lender, because some lenders will only work with a selected list (their 'panel') of solicitors or licensed conveyancers.
Should this be the case, the lender will probably need an alternative firm to complete the legal work, and you will be expected to pay this substitute lawyer's fees. Adding another solicitor to the process can delay the whole purchase.
Our solicitors can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Dudley Metropolitan Borough Council searches and other searches
Searches are enquiries made of public bodies by Halesowen conveyancing solicitors to identify information and potential issues affecting the home you want to buy.
Searches are primarily carried out to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Further searches, such as a highways authority search or a more detailed environmental report, may also be advised in the initial LA and Environmental searches.
Dudley Metropolitan Borough Council has an estimated delivery time of 12 weeks for Local Authority searches, so your solicitor will instead order faster regulated searches.
The conveyancing solicitor acting for the buyer will also order official entries from HM Land Registry. This will help to reveal any issues, such as outbuildings missing from the title plan or limits on the development of the property.
Dudley Metropolitan Borough Council Council Tax
The amount of council tax a homeowner in Halesowen will pay to Dudley Metropolitan Borough Council will depend on the property's value and the number of residents. The occupier of a property in Band E, for example, would owe annual council tax of £1,783.
A conveyancing solicitor in Halesowen will inform the buyer of the property's 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 reduces the tax due to 75% which would equal £1,337.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property is uninhabitable. Homes built after 1991 are assessed and given a banding by the Valuation Office Agency (VOA).
|Band||Dudley Metropolitan Borough Council Tax (2018)|
Is your new home in the wrong band?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
In the 2016/17 financial year, 30 council tax challenges were made, and 10 were approved and the tax was reduced.
Stamp Duty on Halesowen properties
Stamp duty is only applicable to homes where the purchase price exceeds £125,000. Completing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.
HM Revenue and Customs (HMRC) objections are avoided using the latest state-of-the-art case management system.
See examples for average local properties:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£277,813||£3,890.65|
|Average new build||£204,648||£1,592.96|
Stamp duty relief for first-time buyers in Halesowen
For first-time buyers, stamp duty is only payable on purchases over £300k. Higher rates of SDLT apply to buyers of second home in the form of a 3% surcharge. E.g. if a second home was bought for £192,867 then the SDLT including the surcharge would be £9,643.35. .
Conveyancing solicitors in Halesowen will ensure their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Halesowen
Buying a leasehold home without knowing what you are getting into can be risky. Numerous technical issues may be awaiting the unsuspecting buyer, including:
- unpaid service charges by the existing leaseholder
- increasing ground rents
- leases with fewer than 80 years to run
A expert conveyancing solicitor in Halesowen will consider possible leasehold issues, e.g. reserve funds, annual statements of account and budgets for service charges and understanding regional and era-specific nuances of leases.
Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Halesowen?
Based on Land Registry information, 25 new build houses and flats were purchased in Halesowen last year. The average cost of new build properties in Halesowen is £204,648.
A new-build conveyancing solicitor in Halesowen will need to be familiar with both local Halesowen factors as well as the specific issues associated with new build, such as investigating developer incentives and administering Help to Buy purchases.
Our expert new build team provide an impartial view of the property's legal status, scrutinising contract considerations ranging from the home's subsequent mortgageability to possible freehold acquisition traps.
West Midlands Conservation areas
Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, purchasing property in a conservation area should mean that the street's character will not drastically alter. However, conservation area conditions will affect your house.
Called Article 4 directions, these constraints may include restrictions on the removal of front boundary walls, general restrictions governing non-uniform additions or modifications or restrictions on extensions normally within Permitted Development rights.
If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Halesowen.
Conveyancing - Selling a property in Halesowen
The legal work involved in a sale of a home usually requires less work than when buying. The buyer's conveyancing solicitor will have to carry out a detailed legal assessment on the legal title of your home. In contrast, conveyancing solicitors in Halesowen acting for the vendor merely responds to enquiries made by the buyer's solicitor.
What can sellers do to reduce the risk of an abortive sale?
Frequently occurring issues, such as not being connected to the water mains, might delay a transaction if not handled appropriately.
It is usually recommended that vendors handle these issues as soon as they come to light.
- Noisy neighbours? What to do before selling your home
- What to do before selling your 'share of freehold' flat
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
The legal work for a leasehold flat is much more complicated than for a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Halesowen will need to conduct extra work, for example obtaining an up-to-date service charge statement, through to details of any required deed of covenant.
Experienced sellers will appoint a lawyer as soon as possible to reduce leasehold-related delays.
Can Quittance conveyancers act for the buyer and the seller in one transaction?
Conveyancers regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules restrict the same conveyancing solicitor from acting on both sides in a house sale.
You may want to instruct a property solicitor firm in Halesowen to carry out your conveyancing, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local Halesowen conveyancing solicitor directory
- Thursfields Legal Limited, Hyefield House, 36 Hagley Road, Halesowen, West Midlands, B63 4RH
- Ansons Solicitors Limited, 49 Summer Hill, Halesowen, West Midlands, B63 3BU
- Jordans Solicitors Midlands Limited, 1 Summer Hill, Halesowen, West Midlands, B63 3BU
- P M Petherbridge & Co, 60 Whitehall Road, Halesowen, West Midlands, B63 3JS
- Talbots Law Ltd, 5-7 Hagley Road, Halesowen, West Midlands, B63 4PU
Conveyancing - Remortgaging a property in Halesowen
Whilst homeowners consider remortgaging for a range of reasons, homeowners usually remortgage a home simply to get a better rate.
Homeowners can benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Halesowen, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.
To ensure that the interests of the lender are covered, the property lawyer will act for both you and the mortgage provider.
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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