Updated: October 12, 2018

Rugeley conveyancing solicitor fees

No Move, No Fee conveyancing in Rugeley

Conveyancing solicitor fees are paid your Rugeley conveyancing solicitor for the legal work associated with buying or selling a property.

Do Rugeley conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Rugeley work on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no nasty surprises in the small print. Your quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing 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 bankruptcy checks or managing agent fees.

See: Complete list of conveyancing fees

How much will the total Rugeley solicitor conveyancing fees be?

Whilst conveyancing fees in Rugeley will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a mining search, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Rugeley

The legal work for the purchase of a house or flat will need a conveyancing solicitor in Rugeley to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing rights) to issues impacting on the future saleability of the home.

The buyer's solicitor will report their findings back to the buyer, make practical suggestions and register the title in the new owner's name.

This section considers the kinds of property that may carry risks for homebuyers searching for conveyancing solicitors in Rugeley.

Your Rugeley conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from Halifax, the Hinckley and Rugby Building Society or any other lender, before choosing a conveyancing solicitor in Rugeley it is essential that you check that they can represent your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some lenders will only accept a select panel of legal firms that meet strict criteria.

If that is the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will be expected to pay this alternate lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Failing to confirm your property lawyer's lender panel status can result in significant delays.

Quittance Conveyancing can act on behalf of all mortgage providers.

Cannock Chase District Council searches and other searches

Searches are carried out by Rugeley conveyancing solicitors to unearth any pertinent information that might potentially undermine how much your property will be worth.

Lenders also need a list of searches to be obtained. These include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Rugeley properties for local parish repairs.

More specialised searches, such as a tin mining search or a mining search, may also be advised subject to the outcome of the initial searches.

The approximate delivery time for Local Authority searches from Cannock Chase District Council is 30 weeks, so quicker regulated searches will be recommended.

Planning issues

Your conveyancing solicitor also retrieves an Official Copy of the Title Register from HM Land Registry. This helps to find any issues. These issues could include rights or restrictions on how the property may be used or discrepancies with the filed plan.

Cannock Chase District Council Council Tax

As a homeowner in Rugeley, 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. for an average Tax Band D property in Rugeley, the amount due would be £1,714.

A conveyancing solicitor in Rugeley will inform the buyer of the property's band after this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,285.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student. A new property is assessed by the Valuation Office Agency and allocated a council tax band.

Band Cannock Chase District Council Tax (2018)
A £1,142
B £1,333
C £1,523
D £1,714
E £2,094
F £2,475
G £2,856
H £3,427

Can you challenge the council tax bracket?

To challenge your banding contact:

Valuation Office Agency
Crown House
Birch St
West Midlands

In the financial year 2016/17, 20 council tax challenges were made, and 10 saw a subsequent reduction.

Stamp Duty on Rugeley properties

Doing the SDLT1 form yourself is a daunting prospect and not for the wary.

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay stamp duty.

Quittance's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

The following table illustrates Stamp Duty Land Tax examples for average properties in Rugeley:

  Average selling price (2017) SDLT
Average price £214,791 £1,795.82
Average price (detached) £301,498 £5,074.90
Average new build £206,332 £1,626.64
If you are buying a second home for more than £40,000 then you will have to pay a 3% stamp duty surcharge. So if a second home was bought for £214,791 then the SDLT total will be £10,739.55.

Stamp duty relief for first-time buyers in Rugeley

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Conveyancing solicitors in Rugeley will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Rugeley

New build site

Purchasing a leasehold house or flat is not as simple as purchasing a freehold property. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, including excessive freehold premiums, increasing ground rents and absent freeholders.

Serious financial ramifications can result from an inexperienced conveyancing solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Rugeley will consider possible leasehold issues, such as ground rents and service charges, sinking funds and dealing with freeholders and managing agents.

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

Buying a 'New Build' property in Rugeley?

New build site

Based on local data compiled by the Land Registry, 70 brand new properties were purchased in Rugeley last year. The average cost of Rugeley new builds is £206,332.

A new-build conveyancing solicitor in Rugeley must be familiar with regional issues and the added complexities associated with new build, e.g. handling deposits and confirming right of way over drains and sewers.

Our highly qualified new build conveyancing team specialise in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Staffordshire Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, buying in a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area constraints will affect your house.

These restrictions, called Article 4 Directions, can include a wide range of constraints from general restrictions governing the use of non-traditional materials, to a prohibition on roof terraces.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

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

Conveyancing - Selling a property in Rugeley

The legal process for a sale of a home usually requires less work than when purchasing. When a house or flat changes hands, caveat-emptor' means that the onus lies with the purchaser to discover whether the legal title of the property is mortgageable and free from legal issues.

Conversely, with a sale, conveyancing solicitors in Rugeley acting for the existing owner need only answer the buyer's questions.

What should you do to improve the odds of your sale going through?

Common obstacles, like a landlord dispute on a leasehold property, can slow or frustrate the conveyancing process if not handled appropriately.

It is generally advisable for vendors to handle such issues without delay.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold property is a great deal more protracted in comparison with a freehold house.

Conveyancing solicitors in Rugeley must usually carry out further legal work, such as obtaining all relevant freeholder information, through to a copy of any notices served on the leaseholder.

It is recommended that the vendor contacts leasehold-specialist property lawyer as early as possible to reduce delays.

What if your conveyancing solicitors are acting for the other side?

SRA regulations restrict the same solicitor from working on behalf of both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.

You can contact a property solicitor firm in Rugeley to handle your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Rugeley conveyancing solicitor directory

  • Hand Morgan & Owen, 3 Albion Street, Rugeley, Staffordshire, WS15 2BY
  • Pickering & Butters LLP, Canberra House, 3 Market Square, Rugeley, Staffordshire, WS15 2BN

Conveyancing - Remortgaging a property in Rugeley

Saving money on a lower interest rate is usually the main reason why homeowners remortgage. There are other reasons, for example consolidating debts, or moving from a tracker to a fixed-rate.

An efficient conveyancing solicitor in Rugeley can reduce the remortgage processing time, and move you to the better rate sooner. 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 critical factor in getting onto your new rate as quickly as possible.

It is critical that your property lawyer can act on behalf of the new mortgage lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are switching to a cashback mortgage with the NatWest or to a fixed-rate mortgage with the Darlington Building Society, Quittance can help.

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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