Updated: October 12, 2018

Oldbury conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Oldbury

Conveyancing solicitor fees are the costs you pay to your Oldbury conveyancing solicitor for the legal work involved in moving home.

How are Oldbury conveyancing fees calculated?

Our solicitors work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Oldbury who carry out the legal work on a fees per hour basis. Your quote sets out what you will be charged when your sale or purchase goes through.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

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 Stamp Duty or TT fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Oldbury cost?

Although conveyancing fees in Oldbury will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

For a standard conveyancing transaction, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Oldbury

In carrying out the legal work for a home purchase, the Oldbury conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.

Following their enquiries the solicitor will offer professional advice and will make practical suggestions and ensure the title is transferred to the new owner.

The following considers the aspects of the legal process for conveyancing solicitors in Oldbury needing specialist legal knowledge.

Your Oldbury conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Oldbury, it is vital that you check that they can represent your chosen lender, whether you are obtaining a mortgage from the Co-operative Bank, the Monmouthshire Building Society or any other lender.

The majority of lenders only accept a selected list (their 'panel') of firms that have achieved certain benchmarks. If your conveyancer cannot act for your chosen lender, the lender will probably need a second legal firm to act in their interests.

The purchaser will be expected to pay this second solicitor's fees, and the conveyancing process can take much longer.

Neglecting to check your property solicitor's lender panel status can result in significant delays.

Our solicitors can carry out the legal work for all major and minor banks and other lenders.

Sandwell Metropolitan Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Oldbury conveyancing solicitors to provide information about the property being purchased.

Mortgagees almost always need certain searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Further searches, such as a highways search or a mining search, may also be recommended in the standard search results.

The approximate delivery time for searches from Sandwell Metropolitan Borough Council is 5 weeks. Your conveyancer will recommend using a faster search agent.

Planning searches

Official Entries (or 'office copies') will also be applied for from the Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to highlight any potential issues, such as outbuildings lying outside the boundary or limits on the development of the property.

Sandwell Metropolitan Borough Council Council Tax

Sandwell Metropolitan Borough Council calculate council tax on Oldbury homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. a house in the Sandwell Metropolitan Borough Council area in Tax Band C would pay £1,365 per annum.

Conveyancing solicitors in Oldbury will inform the buyer of the property's 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 (25%) would reduce the tax due to £1,023.

Other discounts and exemptions may 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. More recently-constructed homes are assessed by the Valuation Office Agency and allocated a banding.

Band Sandwell Metropolitan Borough Council Tax (2018)
A £1,023
B £1,194
C £1,365
D £1,535
E £1,876
F £2,217
G £2,559
H £3,070

Is it possible to appeal?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 saw a reduction. To appeal contact:

Valuation Office Agency
2 Broadway
Broad Street
Birmingham
B15 1BG
West Midlands

Stamp Duty on Oldbury properties

If you are buying a home in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k. Completing the SDLT1 form yourself is confusing and not for the wary.

Our post-completion conveyancing team use legal case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See table below for stamp duty examples for properties in Oldbury:

  Average sale price (2018 to date) Stamp Duty
Average price £138,164 £263.28
Average price (detached) £197,950 £1,459.00
Average new build £49,975 £0.00
If you own another property or share in a property , anywhere in the world you will be subject to a higher rate of 3%. Following the example above, if a homeowner bought a second property in Oldbury for the average price of £138,164 the SDLT would be £6,908.20.

Stamp duty relief for first-time buyers in Oldbury

Relief is available on home purchases below £300,000 for first-time buyers.

Oldbury conveyancing solicitors should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Oldbury

New build site

Buying a leasehold house or flat can be challenging when compared to purchasing a freehold home. The many potential traps awaiting an uninformed purchaser could include doubling ground rents and costly and undisclosed major works.

Misguided leasehold advice, from a lawyer lacking in specialist knowledge, could have costly, long-term consequences.

A good conveyancing solicitor in Oldbury will address aspects of leasehold, including managing agent or landlord enquiries, reviewing the lease itself (many leases are decades old) and unexpired lease terms.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Oldbury?

New build building site

According to data gathered by the Land Registry, the average sale price of new build property in Oldbury is £49,975. 1 new build homes have been bought in Oldbury in 2018 so far.

The legal work for acquiring a new build property is more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Oldbury must be aware of both region-specific considerations and also must check numerous things, like handling structural guarantees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

With Quittance Conveyancing, you will get an impartial view of the property's legal status, looking out for issues like onerous leasehold conditions and an assessment of other risks, such as future local development.

West Midlands Conservation areas

Your conveyancing solicitor will need to check whether the home you are buying is in a conservation area in Oldbury. If it is, the home will be affected by certain building controls. These conditions, referred to as Article 4 Directions, may include restrictions on the use of PVC or aluminium windows, limitations on new outbuildings or general restrictions governing the use of non-traditional materials.

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 was responsible for the changes.

Your conveyancing solicitor will address whether your planned purchase is located one of Oldbury's conservation areas.

Conveyancing - Selling a property in Oldbury

Conveyancing for a sale of a house or flat is generally simpler than for a purchase. When property changes hands, the responsibility lies entirely with the buyer to discover whether the title of the property they are buying is legally sound.

Conversely, with a sale, conveyancing solicitors in Oldbury acting for the person selling need only respond to the buyer's solicitor's questions.

Factors that could delay or endanger the process

Frequently occurring issues, such as having a defective lease, can prolong the conveyancing process if not dealt with promptly.

You shouldn't ignore this as it is the buyer's solicitor's job to spot problems - a better course of action will be to get professional advice, face the issues head on, and find a solution promptly.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The legal work for a leasehold property is much more technical than it is for a freehold home.

Conveyancing solicitors in Oldbury will also carry out additional work. This can involve sourcing an up-to-date service charge statement, through to details of any deed of variation.

You should seriously consider instructing a conveyancer as soon as an estate agent is chosen to mitigate predictable leasehold delays.

Can Quittance conveyancers act for both parties?

SRA regulations prevent the same conveyancing solicitor from acting on both sides in a property sale. CLC-regulated conveyancers, however, can act for both sides.

If you are buying or selling a Oldbury home, and a Quittance solicitor is carrying out the legal work for the other side, you can contact a property solicitor firm in Oldbury to handle your legal work.

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Conveyancing - Remortgaging a property in Oldbury

Reducing monthly repayments by finding a better rate is primarily why homeowners decide to switch lenders. There are other reasons, for example getting onto a longer fixed-rate term, or releasing capital.

An efficient conveyancing solicitor in Oldbury will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the future of interest rates unclear, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

To ensure that the parties' interests are protected, the property lawyer will represent both you and your new bank or building society.

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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