Award-winning No Move, No Fee conveyancing for Kingswinford home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's property lawyers deliver an award-winning no sale - no fee service to property sellers and purchasers looking for conveyancing solicitors in Kingswinford.
With guaranteed fixed conveyancing fees and a commitment to enhanced communication, our team understand how to minimise the stress of moving home.
In the event that your property sale or purchase does not proceed our no sale no fee service means you won't have to pay any conveyancing solicitors' fees.
Kingswinford's most communicative conveyancing service
Inadequate communication on the part of your law firm can only add further stress to a sale or purchase.
The service quality charters of both the Law Society's CQS and the CLC are concerned with the issue of low standards of conveyancing solicitor communication.
Even though conveyancing regulators (including the SRA and CLC) are addressing the problem, a Conveyancing Association survey showed one quarter of conveyancing transactions never exchange due to poor communication.
Keeping you informed
Quittance Conveyancing's Kingswinford conveyancing solicitors offer the UK's most informative and proactive property legal service. We deliver the information you need using your preferred method of communication, every day of the week:
- Lowest Kingswinford conveyancing solicitor fees
- Weekend opening - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Frequent case updates by SMS, phone and email
- Award-winning case tracking system
- Personal extension numbers of your lawyer
Updated: October 12, 2018
Kingswinford conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Kingswinford
Conveyancing solicitor fees are paid your Kingswinford conveyancing solicitor for carrying out the legal work for a property transaction.
How are Kingswinford conveyancing fees calculated?
Some conveyancing solicitors in Kingswinford offer services on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your conveyancing quote will explain what you will be charged when your property transaction has completed.
Are there any other costs?
In addition to the legal fees you will also need to budget for 'disbursements'.
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 leasehold information packs or bankruptcy checks.
How much will conveyancing in Kingswinford cost in total?
Though conveyancing fees in Kingswinford will be the same as anywhere else in the UK, the disbursements required can vary. For example, additional region-specific searches, e.g. transport searches, may be needed and Local Authority Search fees can vary.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Kingswinford
There is now an obligation on a seller to disclose any property defects or disputes.
It is, however, still the duty of a conveyancing solicitor in Kingswinford to make enquiries about the property, report back to the buyer and the lender, deal with any legal problems and register the title in the new owner's name.
The content below examines the aspects of the legal process for conveyancing solicitors in Kingswinford where greater expertise is required.
- Conveyancing solicitors in Birmingham
- Conveyancing solicitors in Coventry
- Conveyancing solicitors in Dudley
- Conveyancing solicitors in Solihull
- Conveyancing solicitors in Sutton Coldfield
- Conveyancing solicitors in West Midlands
Your Kingswinford conveyancing solicitor must be lender-approved
Before you instruct a conveyancing solicitor in Kingswinford, it is very important that you make sure that they are on the approved panel of your mortgage lender, whether you are obtaining a mortgage from Barclays Bank, DB UK Bank or any other lender.
The majority of banks and building societies will only work with a restricted group of firms. If a conveyancer is unable to act for your mortgage lender, the lender will require an alternative solicitor firm to complete the legal work.
The home buyer will usually need to pay this alternative lawyer's costs and the conveyancing process could take much longer.
Our conveyancing solicitors can act on behalf of all 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
Searches are carried out by Kingswinford conveyancing solicitors to help identify planning, development and environmental issues that could possibly compromise how much your home will be worth.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
Purchasers will be told if your mortgage lender requires any additional searches, e.g. an HS2 search or an agricultural search.
Purchasers should expect to wait around 12 weeks for searches supplied by Dudley Metropolitan Borough Council. In these circumstances, faster personal searches will be advisable.
Checking planning status
Your conveyancing solicitor will request official entries from HM Land Registry, helping to identify planning issues. These issues could include limits on the development of the property or discrepancies with the filed plan.
Dudley Metropolitan Borough Council Council Tax
As a homeowner in Kingswinford, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Tax Band E house in Kingswinford, the council tax due would be £1,783 per year.
Kingswinford conveyancing solicitors will inform a purchaser of the home's council tax band once 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 may also apply, for example unoccupied properties undergoing major repairs or if an occupier is a student nurse.
|Band||Dudley Metropolitan Borough Council Tax (2018)|
Are you paying too much?
A property owner can also ask for their property to be reassessed. To appeal contact:
Valuation Office Agency
Stamp Duty on Kingswinford properties
The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.If a home is valued at over £125,000, the purchaser usually must pay Stamp Duty Land Tax.
Quittance use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.
This table sets out SDLT for average property in Kingswinford:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£278,709||£3,935.45|
|Average new build||£146,120||£422.40|
Stamp duty relief for first-time buyers in Kingswinford
For first-time buyers, stamp duty is only payable on purchases over £300,000. Homeowners must pay a higher rate of SDLT when purchasing a second property. For example, if an existing homeowner bought a second property in Kingswinford for the average price of £194,424 the SDLT would be £9,721.20.
Kingswinford conveyancing solicitors will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Kingswinford
The risks associated with purchasing a leasehold house or flat in the UK are recognised. Numerous legal issues could be awaiting an uninformed buyer, such as undisclosed major works, ground rent multipliers and unfair clauses in the lease.
If you are planning to purchase a leasehold home, a experienced conveyancing solicitor in Kingswinford will investigate aspects of the leasehold purchase, for example :
- reviewing the lease itself (many leases are decades old)
- service charges and whether they have been collected
- dealing with landlords
- proposed major works (Section 20 notices)
- ground rent apportionments
Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Kingswinford?
According to HM Land Registry information, 2 brand new homes have been bought in Kingswinford in 2018 so far. The average sale price of new build properties in Kingswinford is £306,495.
The legal work for buying a new build home can be more involved than any other type of conveyancing. Therefore a Kingswinford conveyancing solicitor must be aware of local issues and will examine a number of areas, like dealing with failures to arrange warranty provider inspections and investigating road and drainage issues.
With our new build team, you will get an impartial assessment of the legal status of the property, and in particular factors like onerous leasehold conditions and an assessment of other risks, such as flood risk.
Conservation areas in West Midlands
When acting for the buyer of a home in Kingswinford, a conveyancing solicitor will confirm whether the residential property is in a conservation area in Kingswinford. If it is, the home is affected by constraints. Referred to as Article 4 directions, these constraints can include a wide range of constraints from general restrictions governing the use of unsympathetic materials, to restrictions on the removal or addition of front boundary walls.
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 carried out the alterations.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Kingswinford's conservation areas.
Conveyancing - Selling a property in Kingswinford
The legal work involved in a property sale is more straightforward than for a purchase. For a house purchase, the principle of 'buyer beware' means that the onus is on the buyer to confirm that the property they are purchasing can be mortgaged and is free from legal issues.
In contrast, for a sale, conveyancing solicitors in Kingswinford acting for the person selling need only respond to the purchaser's enquiries.
Why do sales fall through?
Obstacles, such as missing planning permission or complexities where there is a 'share of freehold', might frustrate the conveyancing process.
Don't ignore the issue and hope any such problems will go away - get advice and tackle it ASAP.
- The Essential Conveyancing Guide for Sellers in 2018
- Subsidence? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
Read more sale conveyancing articles here.
Selling a leasehold property
Conveyancing for a leasehold flat or house is much more complex than for a freehold property.
Conveyancing solicitors in Kingswinford will also perform extra work, including obtaining the most recent annual service charge accounts, through to a copy of the lease.
It is strongly advised that you contact a conveyancer with leasehold experience as soon as possible to ensure any legal complexity is correctly handled.
What if Quittance is acting for the other side?
SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.
You can contact a property solicitor firm in Kingswinford to handle your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.
Local Kingswinford conveyancing solicitor directory
- Blount Hemmings Limited, Kingstone House, 818 High Street, Kingswinford, West Midlands, DY6 8AA
- Waldrons Solicitors Ltd, 813 High Street, Kingswinford, West Midlands, DY6 8AD
- Blount Hemmings Limited, The Cross Offices, Summerhill, Kingswinford, West Midlands, DY6 9JE
Conveyancing - Remortgaging a property in Kingswinford
The most common reason homeowners remortgage is to benefit from a lower interest rate. There are also any number of other reasons to think about remortgaging, for example getting onto a longer fixed-rate term, or consolidating loan repayments.
Homeowners can enjoy the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Kingswinford. With rate rises hard to predict, fast conveyancing can be a critical factor in securing the rate you want.
To ensure that the lender's interests are protected, the property lawyer handling your remortgage will represent both you and your new bank or building society.
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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