Updated: October 12, 2018

Lichfield conveyancing solicitor fees

No Move, No Fee conveyancing in Lichfield

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Lichfield for the legal work associated with buying or selling a property.

Do Lichfield conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Lichfield carry out the legal work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax (SDLT) or managing agent fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Lichfield cost in total?

Lichfield conveyancing solicitor fees will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as a Coal Authority search, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Lichfield

As a key part of the conveyancing for a property purchase, a conveyancing solicitor in Lichfield will carry out due diligence on the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

Following their enquiries the lawyer will make recommendations and will help to fix or resolve any legal issues and register the title in the new owner's name.

The following section offers assistance for people who want conveyancing solicitors in Lichfield for a purchase.

Your Lichfield conveyancing solicitor must be lender-approved

Before appointing a Lichfield conveyancing solicitor, it is critical that you make sure that they are approved by your chosen lender, whether you are taking out a mortgage from Platform, the Co-operative Bank or any other lender.

Your lawyer may be unable to act for your chosen lender, because some mortgage lenders only accept a selected list (their 'panel') of solicitors or licensed conveyancers that meet strict criteria.

Under these circumstances, the lender will probably need a second firm to complete the legal work, and you will usually need to pay this substitute lawyer's fees. This can push back the completion date of the purchase.

Failing to check the lender panel status of your solicitor could mean serious delays.

Our solicitors are approved members of all lender panels.

Property Searches (Staffordshire County Council)

Searches are enquiries made by Lichfield conveyancing solicitors to help uncover relevant information about your new home.

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

Buyers will be informed if your lender needs any more searches, for example a highways authority search or a mining search.

The estimated turnaround time for Residential property searches ordered from Staffordshire County Council is 7 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning documents

Official Entries will also be obtained by the homebuyer's conveyancing solicitor, helping to identify potential planning issues. Examples of these include that a restrictive covenant has been breached or the title plan showing only very general boundaries.

Staffordshire County Council Council Tax

As a homeowner in Lichfield, 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. E.g. the occupier of a Tax Band - house in the Staffordshire County Council area would pay annual council tax of -.

Lichfield conveyancing solicitors will inform the buyer of the property's tax 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 reduces the tax due to 75% which would equal -.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if an occupier is a student nurse.

-

Can you challenge the council tax bracket?

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 challenge the council tax band after moving in. Between April 2016 and April 2017, - council tax challenges were made. {{MIISSING-VAR}} were upheld and the tax was reduced.

Stamp Duty on Lichfield properties

The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

If a house is valued at over £125k, the property buyer usually must pay Stamp Duty Land Tax.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

This table sets out Stamp Duty Land Tax for typical property in Lichfield:

  Average selling price (2017) Stamp Duty Land Tax
Average price £274,142 £3,707.10
Average price (detached) £390,363 £9,518.15
Average new build £250,724 £2,536.20

Stamp duty relief for first-time buyers in Lichfield

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following the autumn budget statement, second home buyers must pay a 3% SDLT surcharge. Following the example above, if a homeowner bought a second home in Lichfield for the average price of £274,142 the SDLT would be £21,931.36.

Conveyancing solicitors in Lichfield will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Lichfield

New build site

It is risky to purchase a leasehold property without being aware of the facts. The many potential traps lying in wait for an uninformed purchaser can include increasing ground rents, unreasonable lease extension premiums and unpaid service charges by the existing leaseholder.

Severe consequences can result from a less-experienced conveyancer's inaccurate leasehold advice.

If you are planning to buy a leasehold property, a specialist conveyancing solicitor in Lichfield will consider possible leasehold issues, for example :

  • understanding regional and era-specific nuances of leases
  • absent freeholders
  • any recent demands for service charges and ground rent
  • planned large scale expenditure is planned

Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Lichfield?

New build site

Based on Her Majesty's Land Registry information, 10 new build homes have been bought in Lichfield in 2018 so far. The average sale price of Lichfield new build homes is £231,923.

The legal work for buying a new build property can be more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Lichfield must be aware of Lichfield-specific considerations and should consider a range of factors, e.g. handling unreasonable delays and dealing with incomplete service connection agreements.

Our new build conveyancing department will provide an independent appraisal of the legal status of the property, paying close attention to issues ranging from problematic leasehold terms to sharply increasing ground rent and service charges (where applicable).

Conservation areas in Staffordshire

Your conveyancing solicitor will check if the house you are intending to buy is in a conservation area in Lichfield. If it is, the home could be affected by certain restrictions. These conditions, called Article 4 Directions, can include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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.

Conservation areas in Lichfield include Longdon Green, Wall and Hopwas. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Lichfield.

Conveyancing - Selling a property in Lichfield

Conveyancing for a property sale is more straightforward than when purchasing. With a purchase, the responsibility is on the buyer to satisfy themselves that the home they are buying is mortgageable and is (or can be) registered at the Land Registry.

Conversely, with a sale, conveyancing solicitors in Lichfield acting for the existing owner need only answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

A house or flat will often come with any number of potential roadblocks (such as problems with a party wall agreement) that can slow or frustrate a transaction.

Don't put off finding a solution as it is the buyer's solicitor's job to spot problems. Get advice and deal with it ASAP.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are rare) is much more complex compared to a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Lichfield, such as requesting the latest service charge and ground rent statement or details of any breach of the terms of the lease.

To help mitigate the delays involved in selling a leasehold house or flat, it is recommended that the seller instruct a conveyancer as soon as possible.

What if Quittance is acting for the other side?

Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a home in Lichfield, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you may wish to contact a law firm in Lichfield to carry out your legal work.

Local Lichfield conveyancing solicitor directory

  • Ansons Solicitors Limited, St. Marys Chambers, 5-7 Breadmarket Street, Lichfield, Staffordshire, WS13 6LQ
  • Hcb Solicitors Ltd, Mill House, 38 Dam Street, Lichfield, Staffordshire, WS13 6AA
  • Keelys LLP, 28 Dam Street, Lichfield, Staffordshire, WS13 6AA
  • Moseleys, Compton House, 18 Bore Street, Lichfield, Staffordshire, WS13 6LL
  • Taylor Rose Ttkw Limited, Friary Court, 13 St John Street, Lichfield, Staffordshire, WS13 6NU

Conveyancing - Remortgaging a property in Lichfield

Whilst homeowners consider remortgaging for a range of reasons, people will usually remortgage a home to lower their monthly repayments.

You should be able to enjoy a lower rate faster by using a more efficient conveyancing solicitor in Lichfield, working to shorten the processing time of the legal work. With future interest rate changes hard to predict, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer will need to act for both you and your new bank or building society to confirm the mortgage provider's interests 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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