Updated: October 12, 2018

Rowley Regis conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Rowley Regis

Conveyancing solicitor fees are paid to your Rowley Regis conveyancing solicitor for handling the legal work for your move.

How are Rowley Regis conveyancing fees calculated?

Some conveyancing solicitors in Rowley Regis will work on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your quote will set out what fees you will need to pay when your sale or purchase goes through.

What are disbursements?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like property searches or office copies and title plans.

See: How much should conveyancing fees cost?

How much will the total Rowley Regis solicitor conveyancing fees be?

Although conveyancing fees in Rowley Regis will be the same as anywhere else in the country, the disbursements required can vary. For example, additional region-specific searches, such as a flood plain search, may be needed and Local Authority Search fees can vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. 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 Rowley Regis

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.

It is, however, still the duty of a conveyancing solicitor in Rowley Regis to investigate the property, and make their "report on title", find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.

This part of the article offers advice to assist people who want conveyancing solicitors in Rowley Regis for a purchase.

Your Rowley Regis conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche lender like Pepper Homeloans or a large lender such as the Bank of Scotland, before you choose a Rowley Regis conveyancing solicitor you need to check that they can represent your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some banks and building societies will only accept a restricted group of solicitors or licensed conveyancers that match certain criteria.

Should this be the case, the lender will need a second legal firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. This means the transaction could be delayed.

Serious delays can be caused by failing to check your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage lenders.

Searches (Sandwell Metropolitan Borough Council)

Searches are submitted by Rowley Regis conveyancing solicitors in order to identify issues that could 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 lender requires any additional searches, for example a tin mining search or a more detailed environmental report.

The typical processing time for searches supplied by Sandwell Metropolitan Borough Council is 5 weeks, so faster personal searches will be preferred.

Planning searches

The conveyancing solicitor acting for the buyer will get official entries from the Land Registry. This helps to find any potential issues. Examples of these include outbuildings missing from the title plan or a restrictive covenant against certain alterations.

Sandwell Metropolitan Borough Council Council Tax

Council tax is calculated by Sandwell Metropolitan Borough Council on property value and the number of people living in the property. E.g. the occupier of a Tax Band E residential property in the Sandwell Metropolitan Borough Council area would pay annual council tax of £1,876.

A conveyancing solicitor in Rowley Regis will inform a purchaser of the home's council tax band as soon as they are 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 £1,407.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property (land) is a boat mooring or caravan pitch.

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

Can I appeal against my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 were approved and the tax was reduced. To appeal contact:

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

Stamp Duty on Rowley Regis properties

If a house is purchased for £125,000 or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax. It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

See table below for SDLT examples for properties in Rowley Regis:

  Average selling price (2017) Stamp Duty
Average price £153,704 £574.08
Average price (detached) £237,773 £2,255.46
Average new build £223,637 £1,972.74

Stamp duty relief for first-time buyers in Rowley Regis

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. E.g. if a second property was bought for £153,704 then the stamp duty including the surcharge would be £7,685.20. .

Rowley Regis conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Rowley Regis

New build site

The pitfalls associated with buying a leasehold house or flat in the UK are well publicised. Numerous legal issues could be lying in wait for an uninformed buyer, including unreasonable managing agent fees and unreasonable ground rents.

Misguided leasehold advice, from a property lawyer lacking in specialist knowledge, could lead to serious consequences.

If you intend to buy a property with a lease, a competent conveyancing solicitor in Rowley Regis will investigate aspects of the leasehold purchase, e.g. landlord/tenant disputes, current-year service charge estimates and reviewing the lease itself.

Make sure that you are fully-informed regarding your planned purchase with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Rowley Regis?

New build site

The average price for new build properties in Rowley Regis is £258,884. 9 brand new properties have been bought in Rowley Regis in 2018 so far.

Buying a new build home is more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Rowley Regis must be aware of Rowley Regis-specific factors and should consider a range of factors, like handling the uncertainties of buying off plan and working to builders' exchange timelines.

Our expert new build team provide a specialist assessment of the legal title of the property, scrutinising contract concerns like the home's future resaleability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in West Midlands

Whether you are going to buy a thatched cottage or a Tudor home, if the home is in a defined conservation area, any planned modifications to the home might not be permitted by Sandwell Metropolitan Borough Council.

These restrictions, referred to as Article 4 Directions, may include restrictions on the use of PVC or aluminium windows, restrictions on extensions normally within Permitted Development rights or restrictions on the use of cladding.

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.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Rowley Regis.

Conveyancing - Selling a property in Rowley Regis

The conveyancing process on a sale of a house or flat is simpler than when buying. The purchaser has to carry out a detailed legal assessment into the property and its legal title, whilst conveyancing solicitors in Rowley Regis acting for the seller effectively just collects all documents and information relating to the property and answers the buyer's questions .

Factors that could delay or endanger your property sale

Homes can be burdened by any number of possible difficulties (such as not having full title or not having suitable right of way) which could prevent a sale from completing.

Don't ignore the issue in the hope that any issues won't be spotted. The best course of action is to get advice and deal with it promptly.

Further reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold flat (leasehold houses are not common) is significantly more protracted than for a freehold house.

Rowley Regis conveyancing solicitors will also need to carry out additional work. This can involve requesting the latest service charge accounts, through to details of common parts management.

It is strongly advised that the seller instructs a leasehold-specialist conveyancer as soon as possible, and preferably before going on the market, to avoid undue delays.

Can your conveyancing solicitors act for the buyer and the seller of the same property?

Solicitors Regulation Authority rules ban the same solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

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

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Conveyancing - Remortgaging a property in Rowley Regis

Securing a better rate is generally why people opt to remortgage. There are other reasons, such as releasing funds to help pay for home improvements, or wanting a more flexible mortgage.

You should be able to enjoy a lower rate faster with a more efficient conveyancing solicitor in Rowley Regis. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a crucial factor in securing the rate you want.

In order to certify that the interests of the lender are covered, a property lawyer will represent both you and the 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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