Award-winning No Move, No Fee conveyancing for Malvern home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our no sale, no fee property lawyers help residential property buyers and sellers looking for conveyancing solicitors in Malvern and across Worcestershire.
Quittance Conveyancing offer 100% fixed conveyancing fees, and because we are committed to proactive communication, you will never be in the dark about how your move is progressing.
Our no sale no fee guarantee means should your move not proceed, even if you decide to pull out, you won't have to pay any conveyancing solicitors' fees.
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Malvern's most communicative conveyancing service
According to a Veyo poll of home mover attitudes, 1/3 of the people asked said they were not kept in the loop during the conveyancing process.
The regulatory bodies for Malvern property solicitors are heavily focussed on improving communication standards, and the client charters of the CLC and the Conveyancing Quality Scheme (CQS) refer to the need to maintain a better standard of communication.
Despite attempts by regulators to address the issue, according to a survey commissioned by the Conveyancing Association of 1,500 people, 46% of consumers felt that more effective communication would have accelerated their sale or purchase.
Quittance Conveyancing's Malvern conveyancing solicitors deliver a first-rate conveyancing service. We provide you with the information you need by phone, email and via our case management app, every day of the week:
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Updated: October 12, 2018
Malvern conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Malvern
Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Malvern for the legal work associated with moving home.
Do Malvern conveyancing solicitors work on a fixed fee basis?
Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in Malvern who offer services on a cost per hour basis. Your conveyancing quote will set out what you will be charged when your house or flat sale completes.
Are there any other costs?
You must cover the cost of any 'disbursements', in addition to the legal fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like HMLR fees or office copies.
How much will the total conveyancing fees in Malvern cost?
Malvern conveyancing fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a Coal Authority search, may be necessary.
There are no hidden fees or costs to be paid with Quittance Conveyancing. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Malvern
Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.
That said, it remains the responsibility of the conveyancing solicitor in Malvern to carry out due diligence on the property, report back in detail to the buyer and the lender, make practical suggestions and register the new owner's title at the Land Registry.
This article considers those areas of the legal process for conveyancing solicitors in Malvern where additional expertise is required.
- Conveyancing solicitors in Droitwich
- Conveyancing solicitors in Kidderminster
- Conveyancing solicitors in Redditch
- Conveyancing solicitors in Tewkesbury
- Conveyancing solicitors in Worcester
- Conveyancing solicitors in Worcestershire
Your Malvern conveyancing solicitor must be lender-approved
Before appointing a Malvern conveyancing solicitor, it is paramount that you confirm that they are approved by your mortgage lender, whether you are taking out a mortgage from the Buckinghamshire Building Society, Bradford & Bingley or any other lender.
Some banks and building societies are only happy to work with a restricted group of solicitors or licensed conveyancers that meet strict criteria. If your solicitor can't act for your mortgage lender, the lender will probably need a second law firm to carry out the legal work.
You will then have to cover this substitute solicitor's costs and significant delays to your move could occur.
Our solicitors can carry out the legal work for all major and minor lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Malvern Hills District Council)
Residential property searches are enquiries made of public bodies by Malvern conveyancing solicitors to highlight issues affecting the home you want to buy.
Searches are carried out primarily to meet lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your lawyer will make you aware if your mortgage lender insists on any additional searches, such as a more detailed flood report or a ground stability report.
The typical lead time for Residential property searches supplied by Malvern Hills District Council is 7 weeks, so quicker regulated searches will be recommended.
Ensuring planning permission is in place
The buyer's conveyancing solicitor will also obtain the Title Register from HMLR, helping to identify planning issues. Examples of these include outbuildings lying outside the boundary or neighbours' rights of access.
Malvern Hills District Council Council Tax
Council tax is calculated by Malvern Hills District Council on property value and the number of people living in the property. The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,095.
Malvern conveyancing solicitors will inform a purchaser of the property's band once they are themselves notified.
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 £1,571.
Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the property is left empty by someone receiving medical treatment.
|Band||Malvern Hills District Council Tax (2018)|
Is it possible to reduce my council tax band?To challenge your banding contact:
Valuation Office Agency
Block A Government Buildings
In 2016/17, 20 council tax challenges were made. 10 were approved and the tax was reduced.
Stamp Duty on Malvern properties
If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay stamp duty. The buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.
Quittance's integrated case management system integrates with online SDLT filing systems to ensure that the stamp duty is paid in full efficiently.
This table sets out SDLT for property in Malvern:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£391,102||£9,555.10|
|Average new build||£328,570||£6,428.50|
Stamp duty relief for first-time buyers in Malvern
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Higher rates of stamp duty apply to buyers of second property in the form of a higher rate of 3%. For example, if a homeowner bought a second home in Malvern for the average price of £318,756 the stamp duty would be £25,500.48.
Malvern conveyancing solicitors will ensure their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Malvern
Purchasing a leasehold property can be challenging when compared to purchasing a freehold property. The many potential complications awaiting the unsuspecting purchaser can include:
- doubling ground rents
- incomplete management company accounts
- marriage value issues
A experienced conveyancing solicitor in Malvern will consider potential leasehold issues, for example :
- reviewing the lease itself
- absent freeholders
- service charges for relevant date periods
- ground rent apportionments
Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitors.
Buying a 'New Build' property in Malvern?
According to data compiled by the Land Registry, the average cost of Malvern new build homes is £328,570. 68 brand new homes were purchased in Malvern last year.
The legal side of buying a new build is more complex than any other type of conveyancing. To prevent difficulties arising a Malvern conveyancing solicitor must be conscious of Malvern-specific issues and needs to check numerous things, like checking new build mortgage procedures are followed and verifying rights of easements.
With Quittance Conveyancing, you will get an expert appraisal of the legal title of the house or flat, scrutinising contract concerns ranging from the home's subsequent resaleability to likely freehold acquisition traps.
Conservation areas in Worcestershire
If you are purchasing a residential property in a conservation area in Malvern, the property must not breach any conservation area conditions. These building controls could include:
- Restrictions on replacing roof tiles
- General restrictions governing the use of non-traditional materials
- Limits on side or two-storey extensions
The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.
Your conveyancing solicitor will address whether your planned purchase is located one of Malvern's conservation areas.
Conveyancing - Selling a property in Malvern
Conveyancing for a property sale usually requires less work than when buying. The buyer's solicitor does due diligence into the property and its legal title, whereas conveyancing solicitors in Malvern acting for the seller effectively just responds to enquiries made by the buyer's solicitor.
What could put your sale at risk?
Issues, like being in an area threatened by local development, have the capacity to jeopardise your move if they are ignored.
It is not recommended that you put off finding a solution in the hope that any issues won't be spotted - a better course of action will be to get professional advice and attempt to resolve it ASAP.
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold flat is a great deal more time-consuming in comparison with a freehold house.
Malvern conveyancing solicitors will also perform extra work. This can involve getting the latest service charge and ground rent statement, through to any documentation relating to forfeiture proceedings.
It is highly recommended that you contact a leasehold-specialist lawyer as early as possible to ensure the legal technicalities are handled correctly.
What if you are already acting for the other side?
Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale. CLC-regulated conveyancers, however, can act for both the buyer and the seller.
You could contact a local Malvern conveyancing solicitor firm to handle your legal work, if one of our conveyancing solicitors is acting for the other side.0
Conveyancing - Remortgaging a property in Malvern
Reducing monthly repayments by finding a lower interest rate is usually why people remortgage. There are other reasons, for example releasing capital to pay off other debts, or moving from a standard variable rate (SVR) to a fixed-rate.
You would typically benefit from a better rate sooner with a more proactive conveyancing solicitor in Malvern. With rate rises hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.
So that they can make sure that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to act for both you and the mortgage 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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