Updated: October 12, 2018

Shirley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Shirley

Conveyancing solicitor fees are what you pay to your Shirley conveyancing solicitor for the legal work associated with moving home.

Are Shirley conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Shirley who will work on a cost per hour basis. Your quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

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 identity verification checks or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total Shirley solicitor conveyancing fees be?

Conveyancing solicitor fees in Shirley should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as utilities searches, may be necessary.

With Quittance, there are no hidden fees or surprises in the small print. For a standard conveyancing transaction, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Shirley

In carrying out the legal work for the purchase of a house or flat, the conveyancing solicitor in Shirley will investigate the legal ownership rights or 'title' of the property and make their "report on title".

The solicitor will offer professional advice following their enquiries, deal with any legal issues and register the title in the new owner's name.

The content below discusses the aspects of the legal process for conveyancing solicitors in Shirley necessitating specialist legal knowledge.

Your Shirley conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Lloyds Bank or a less common lender such as Coutts, before you select a Shirley conveyancing solicitor you need to check that they can act in the interests of your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders will only work with a restricted list (called a 'lender panel') of firms.

Should this be the case, the lender will require an alternative firm to carry out the legal work, and you will usually need to pay this alternate lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.

Failing to check your solicitor's lender panel status could mean significant delays.

Our conveyancing solicitors can act for all lenders.

Conveyancing Searches (Solihull Metropolitan Borough Council)

Property searches are questions submitted to public bodies by Shirley conveyancing solicitors to identify information and potential issues affecting your new home. They include:

  • Local Authority (LA) search - planning and development details from Solihull Metropolitan Borough Council records
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More specialised searches, such as a more detailed flood report or a contaminated land report, may also be recommended depending on the contents of the standard searches.

The estimated lead time for LA searches supplied by Solihull Metropolitan Borough Council is 16 weeks. Your lawyer could instead use faster personal searches.

Planning searches

Office copies will also be applied for from HMLR by the purchaser's conveyancing solicitor. This will help to identify any issues. These issues could include the title plan showing only very general boundaries or rights or restrictions on how the property may be used.

Solihull Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on a number of criteria e.g. the square footage of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance a house in the Solihull Metropolitan Borough Council area in Tax Band E would pay £1,863 per annum.

Shirley conveyancing solicitors will inform the purchaser of the home's tax band as soon as 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 (25%) would reduce the tax due to £1,398.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or for spouses of students who are not British. A new property is assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Solihull Metropolitan Borough Council Tax (2018)
A £1,016
B £1,186
C £1,355
D £1,525
E £1,863
F £2,202
G £2,541
H £3,049

Is it possible to reduce my council tax band?

Contact the VOA for more information on how to challenge your tax band:

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

A property owner can also apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Shirley properties

Stamp duty will almost always need to be paid if the home being purchased is valued at over £125k.

Steep fines await those who miss the stamp duty payment deadline.

Quittance use smart case management systems to ensure that mistakes are not made on the SDLT process.

See Stamp Duty Land Tax examples for homes in West Midlands:

  Average selling price (February 2018) SDLT
Average price £198,107 £1,462.14
Average price (detached) £337,494 £6,874.70
Average new build £241,163 £2,323.26

Stamp duty relief for first-time buyers in Shirley

First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the property is not rented out. E.g. if a second home was bought for £198,107 then the stamp duty including the surcharge would be £9,905.35. .

Conveyancing solicitors in Shirley will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Shirley

New build site

It has been recently reported that over 100,000 UK homeowners are trapped by property leases with problematic lease conditions. There are any number of legal technicalities that could be awaiting an uninformed buyer, including:

  • incomplete management company accounts
  • sub-letting restrictions
  • marriage value issues
  • increasing ground rents
Incomplete leasehold information, delivered by an inexperienced property lawyer, can have serious consequences.

If you intend to purchase a leasehold property, a experienced conveyancing solicitor in Shirley will consider potential leasehold issues, including :

  • reviewing the lease itself (many leases are decades old)
  • dealing with freeholders and managing agents
  • current-year service charge estimates
  • service charge apportionments

Quittance Conveyancing's specialist leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Shirley?

New build building site

The average purchase price of Shirley new build properties is £178,008, according to HM Land Registry. 237 brand new properties have been bought in Shirley in 2018 so far.

A new-build conveyancing solicitor in Shirley will need to be aware of both local factors and the extra complexities associated with new build, including confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and advising on mortgage offer flexibility for delayed completion.

Our new build conveyancing department will provide an independent assessment of the legal title of the house or apartment, whilst being mindful of concerns ranging from the home's future marketability to 'doubling' ground rent and service charges (where applicable).

West Midlands Conservation areas

Whether you enjoy Tudor-style or Edwardian architecture, moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area building controls will affect your house.

These constraints, called Article 4 Directions, can include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, you could be required by law (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Shirley.

Conveyancing - Selling a property in Shirley

The legal work involved in a house sale is much simpler than when purchasing. When property changes hands, the onus is solely on the buyer to establish that the legal title of the property is mortgageable and free from legal issues.

When selling, conveyancing solicitors in Shirley acting for the seller need only respond to the buyer's questions.

What factors could threaten your sale?

Homes will often come with a range of legal problems (for example a problem with the roof) which may frustrate a transaction.

Don't put off finding a solution as it is highly unlikely that the problems won't be picked up - get legal advice instead and deal with it at the earliest stage.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is a great deal more involved than for a more straightforward freehold house.

Conveyancing solicitors in Shirley will also perform extra work, and this could include sourcing all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

To reduce leasehold-related delays, it is recommended that the seller instruct a solicitor as early as possible.

Can Quittance conveyancers act for both the buyer and the seller of the same home?

SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a Shirley home, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a property solicitor firm in Shirley to carry out your conveyancing.

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Conveyancing - Remortgaging a property in Shirley

The most common reason people remortgage a home is to get a lower interest rate. Other reasons to switch lenders or mortgage deals include releasing funds to help kids get on the property ladder, or getting on to a new fixed-rate deal.

You can enjoy the benefits of a better rate earlier with a more efficient conveyancing solicitor in Shirley, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting on to the rate you want.

To confirm that the lender's interests are protected, the property lawyer handling your remortgage 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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