Award-winning No Move, No Fee conveyancing for Kidderminster home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With guaranteed fixed conveyancing fees and a commitment to proactive communication, Quittance understand how to keep you better informed throughout your move.
If you are buying or selling a home and need conveyancing solicitors in Kidderminster, our award-winning No Sale, No Fee property lawyers are here to help.
If, for any reason at all, your property sale or purchase does not complete our no sale no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Kidderminster's most communicative conveyancing service
According to a survey of 220,000 home movers for Modern Law Magazine, one in five of conveyancing complaints related to poor communication.
The Law Society's 'Conveyancing Quality Scheme' Client Charter specifically prioritises property lawyers improving conveyancing solicitor communication.
Even though conveyancing regulators (including the SRA and CLC) are addressing the problem, inefficient communication is one of the most common sources of complaints made against solicitors.
Quittance Conveyancing's team of Kidderminster conveyancing solicitors provide a market-leading property legal service. We give you the information you need by email, phone and online, every day of the week:
- Lowest Kidderminster conveyancing solicitor fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Personal extension numbers for your lawyer
- View your complete file online
- Real-time case status notifications via your chosen method (including SMS, phone and email)
Updated: October 12, 2018
Kidderminster conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Kidderminster
Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Kidderminster for the legal work involved in moving home.
Do Kidderminster conveyancing solicitors work on a fixed fee basis?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Kidderminster who carry out the legal work on an hourly rate. Your conveyancing quote sets out what you will be charged when your property transaction has completed.
What are disbursements?
You will have to pay any 'disbursements', in addition to the legal fees.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as ID checks or HMLR fees.
How much will the total conveyancing fees in Kidderminster cost?
Kidderminster conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. transport searches, may be necessary.
With Quittance, there are no unexpected costs or surprises in the small print. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Kidderminster
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
It remains, however, the duty of the conveyancing solicitor in Kidderminster to investigate the property, so that they can deliver their report on title to the purchaser, find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.
This section of the article examines those areas of the legal process for conveyancing solicitors in Kidderminster where a deeper understanding of the legal technicalities is needed.
- Conveyancing solicitors in Bromsgrove
- Conveyancing solicitors in Halesowen
- Conveyancing solicitors in Redditch
- Conveyancing solicitors in Stourbridge
- Conveyancing solicitors in Worcester
- Conveyancing solicitors in Worcestershire
Your Kidderminster conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a financial institution like the Family Building Society or a major lender such as Sainsbury's Bank, before you select a Kidderminster conveyancing solicitor it is very important that you make sure that they are on the approved panel of your lender.
Your conveyancer may be unable to act for your lender, because some banks and building societies are only happy to work with a select group (often referred to as a 'panel') of solicitors or licensed conveyancers that match certain criteria.
If this is the case, the lender will need an alternative solicitor firm to complete the legal work, and you will then have to cover this substitute solicitor's fees. The additional work can mean the process takes much longer.
Quittance Conveyancing are on the panel of all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Wyre Forest District Council)
Searches are questions submitted to public bodies by Kidderminster conveyancing solicitors to give details about the property being purchased. They include:
- Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
- Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
- Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
- Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.
Homebuyers will be made aware if your mortgage lender insists on any additional searches, for example a tin mining search or an agricultural search.
Buyers should anticipate a wait of around 7 weeks for LA searches delivered by Wyre Forest District Council. As a result, regulated searches will be faster.
Checking planning permission status
Official Entries will also be applied for from HMLR by the homebuyer's conveyancing solicitor. This will help to identify potential planning issues. These issues could include restrictive covenants governing the use of the property or a difference between the agent's floorplan and the title plan.
Wyre Forest District Council Council Tax
Wyre Forest District Council calculate your council tax based on a number of criteria e.g. the number of occupants and the property's value as at 1 April 1991. For example, for an average Tax Band E home in Kidderminster, the amount of council tax would be £2,117 per year.
Kidderminster conveyancing solicitors will inform the purchaser of the home's 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 £1,588.
Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if an occupier is a student nurse. A new home is assessed by the Valuation Office Agency and allocated a band.
|Band||Wyre Forest District Council Tax (2018)|
Valuation Office Agency
The Valuation Office Agency should reassess a property's band on request.
Stamp Duty on Kidderminster properties
The current SDLT threshold is £125,000 in England, Wales and Northern Ireland. After a residential property sale has completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.
With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
This table sets out SDLT for average property in Kidderminster:
|Average sale price (2018 to date)||SDLT|
|Average price (detached)||£329,332||£6,466.60|
|Average new build||£104,983||£0.00|
Stamp duty relief for first-time buyers in Kidderminster
Since Nov 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300,000. Homeowners must pay a higher rate of SDLT when purchasing a second property. For example, if a property owner bought a second property in Kidderminster for the average price of £231,359 the SDLT would be £11,567.95.
Kidderminster conveyancing solicitors will ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Kidderminster
Over 100,000 homeowners in the UK face leases with unreasonable lease conditions. The many potential problems awaiting an uninformed buyer could include:
- unreasonable ground rents
- unreasonable managing agent fees
- excessive freehold premiums
If you are planning to buy a leasehold home, a experienced conveyancing solicitor in Kidderminster will consider potential leasehold issues, including managing agent or landlord enquiries, reviewing the lease itself (some documents can be centuries old) and flats with varying lease terms.
Our leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Kidderminster?
Based on local HM Land Registry statistics, 1 new build properties have been bought in Kidderminster in 2018 so far. The average sale price of new build property in Kidderminster is £104,983.
The legal side of purchasing a new build requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Kidderminster must be aware of local issues and must consider a range of factors, like ensuring that new build mortgage conditions are met and ensuring that the contract is in the buyer's favour.
Our highly qualified team of conveyancers specialise in new build purchases and working to tight developer deadlines.
Worcestershire Conservation areas
Whether you are intending to buy a period coach house or a period townhouse, if the house is in a conservation area, your plans to alter the house may not be permitted by Wyre Forest District Council.
These restrictions, referred to as Article 4 Directions, can include restrictions on the addition of a porch, restrictions on the erection of outbuildings or restrictions preventing the addition of new access.
The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Kidderminster.
Conveyancing - Selling a property in Kidderminster
Conveyancing for a sale of a home usually requires less work than for a purchase. When buying, caveat-emptor' means that the onus lies entirely with the buyer to make sure that the legal title of the property is mortgageable and free from legal issues.
Conversely, with a sale, conveyancing solicitors in Kidderminster acting for the current owner just answer the buyer's questions.
What could jeopardise the process?
A property can be burdened by problems (e.g. having a flying freehold or not being connected to the main sewers) that can jeopardise a sale.
It is better not to hide from the issue in the hope that any issues won't be spotted - get advice instead and attempt to resolve it ASAP.
- Noisy neighbours? What to do before selling your home
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
The legal work for a leasehold flat is quite a lot more technical than for a freehold house.
The complexities of leasehold mean conveyancing solicitors in Kidderminster must carry out additional work, for example sourcing all relevant freeholder information or details of any breach of the terms of the lease.
Estate agents are right to recommend that sellers get a lawyer as soon as possible to reduce leasehold-related delays.
What if Quittance is acting for the other side?
Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from acting on both sides in a property sale. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.
If you are buying or selling a property in Kidderminster, and a Quittance solicitor is acting for the other side, you could contact a local Kidderminster conveyancing solicitor firm to handle your legal work.
Local Kidderminster conveyancing solicitor directory
- Talbots Law Ltd, 30 Church Street, Kidderminster, Worcestershire, DY10 2AX
- Painters, 29 Church Street, Kidderminster, Worcestershire, DY10 2AU
- Sm Lawson Solicitors, Youth House, Bromsgrove Street, Kidderminster, Worcestershire, DY10 1PF
- Thursfields Legal Limited, 14 Church Street, Kidderminster, Worcestershire, DY10 2AH
- Mfg Executor and Trustee Company, Adam House, Birmingham Road, Kidderminster, Worcestershire, DY10 2SH
Conveyancing - Remortgaging a property in Kidderminster
Whilst there are many reasons to consider remortgaging, homeowners generally remortgage to secure a better rate of interest.
Homeowners will typically be able to benefit from a better rate sooner by using a more efficient conveyancing solicitor in Kidderminster, minimising the time taken to complete the conveyancing. With the future of interest rates uncertain, fast conveyancing can be a key consideration when securing the rate you want.
So that they can confirm that the interests of the lender are covered, the property lawyer handling your remortgage will represent both you and the new lender.
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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