Updated: October 12, 2018

Shrewsbury conveyancing solicitor fees

No Move, No Fee conveyancing in Shrewsbury

Conveyancing solicitor fees are the costs you pay your Shrewsbury conveyancing solicitor for the legal work associated with buying or selling a property.

Do Shrewsbury conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Shrewsbury will work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy checks or leasehold information packs.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Shrewsbury cost?

Although conveyancing fees in Shrewsbury will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and council search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Shrewsbury

Purchase conveyancing will need the Shrewsbury conveyancing solicitor to consider a wide range of issues. Examples of such factors are a defective title (e.g. breached restrictive covenants) and issues impacting on the future saleability of the home.

The buyer's solicitor will report their findings back to the purchaser, assist in resolving any issues and confirm that the legal title passes to the new owner.

This part of the article considers those residential property types which may involve extra hazards for buyers who want conveyancing solicitors in Shrewsbury.

Your Shrewsbury conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a less common mortgage lender like the Coventry Building Society or a large lender such as Lloyds Bank, before you choose a conveyancing solicitor in Shrewsbury it is essential that you check that they can act for your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some banks and building societies will only accept a restricted list (called a 'lender panel') of legal firms.

Under these circumstances, the lender will need an alternative solicitor firm to act in their interests, and you will be expected to pay this second solicitor's fees. This can frustrate or delay the process.

Your purchase could be threatened by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Shropshire Council searches and other searches

Searches are questions submitted to a number of authorities by Shrewsbury conveyancing solicitors to give details about the home you want to buy. They include:

  • Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - involves 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.

More pertinent searches, such as an HS2 search or an agricultural search, may also be referred to in the initial LA and Environmental searches.

Shropshire Council has a typical delivery time of 10 weeks for Residential property searches, so your lawyer will recommend using quicker personal searches.

Planning issues

Official Entries (or 'office copies') will also be obtained from the Land Registry by the conveyancing solicitor acting for the homebuyer, assisting with the identification of potential planning issues, for example outbuildings missing from the title plan or a restrictive covenant against certain alterations.

Shropshire Council Council Tax

As a homeowner in Shrewsbury, 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. For instance the occupier of a Band E residential property in the Shropshire Council area would pay annual council tax of £2,078.

Conveyancing solicitors in Shrewsbury will inform a purchaser of the property's band once they have the Local Authority search results.

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 £1,559.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or where the property is uninhabitable. Property constructed after 1991 is assessed by the Valuation Office Agency.

Band Shropshire Council Tax (2018)
A £1,134
B £1,323
C £1,512
D £1,700
E £2,078
F £2,456
G £2,834
H £3,401

Could you be overpaying?

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

Valuation Office Agency
Darwin House
2 The Mount
Shrewsbury
SY3 8PU
Shropshire

In the financial year 2016/17, 60 council tax challenges were made. 20 saw a reduction.

Stamp Duty on Shrewsbury properties

SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

With some exceptions, if you purchase a property over the £125,000 threshold you will have to pay stamp duty.

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

See Stamp Duty Land Tax examples for homes in Shrewsbury:

  Average sale price (2017) Stamp Duty
Average price £242,522 £2,350.44
Average price (detached) £314,712 £5,735.60
Average new build £254,655 £2,732.75
Following the recent budget statement, second home buyers must pay a 3% SDLT surcharge. For example, if a property owner bought a second home in Shrewsbury for the average price of £242,522 the stamp duty would be £12,126.10.

Stamp duty relief for first-time buyers in Shrewsbury

In 11/17, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300k.

Shrewsbury conveyancing solicitors will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Shrewsbury

New build site

The drawbacks of purchasing a leasehold property should be of serious concern for purchasers of leasehold houses or flats. Ground rent multipliers, short leases and undisclosed major works are but a few of the many common complications lying in wait for the unsuspecting purchaser.

Severe consequences can result from an inexperienced property lawyer's erroneous leasehold advice.

If you intend to buy a property with a lease, a good conveyancing solicitor in Shrewsbury will address aspects of leasehold, e.g. ground rents and service charges, flats in the same block with disparity between their leases and managing agent or landlord enquiries.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Shrewsbury?

House under construction

The average cost of a new build property in Shrewsbury is £243,709. 28 new build properties have been bought in Shrewsbury in 2018 so far.

A new-build conveyancing solicitor in Shrewsbury will need to be aware of both local factors and the extra complexities of new build, such as investigating road and drainage issues, advising on mortgage offer flexibility for delayed completion and registering ownership with warranty providers such as NHBC, LABC and BLP.

Our new build conveyancing department will provide an accurate and truly impartial assessment of the legal title of the property, scrutinising contract considerations like the home's subsequent mortgageability and possible freehold acquisition traps.

Shropshire Conservation areas

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving to a conservation area should mean that the street's character will not drastically alter. However, conservation area building controls will affect your property.

These conditions can include a range of factors from restrictions on the display of advertisements, to restrictions on the style and height of boundary walls.

If a property is in breach, the local planning authority could order the owner to pay for the work needed to make the home compliant, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Shrewsbury

The conveyancing process on a sale of a house or flat usually requires less work than when buying. The buyer undertakes a detailed investigation into the property and its legal title, whereas conveyancing solicitors in Shrewsbury acting for the seller effectively just collects any required paperwork and responds to enquiries made by the buyer's solicitor .

Why do sales fall through?

Common issues, like where the property differs from the title plan, can actually protract a sale if not handled appropriately.

You shouldn't bury your head in the sand, hoping the issue will fix itself - a better course of action will be to seek out professional help and deal with it proactively.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is significantly more complicated compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Shrewsbury must undertake additional tasks, including getting an up-to-date service charge statement, through to any documentation relating to forfeiture proceedings.

To reduce leasehold-related delays, it is recommended that you instruct a lawyer as soon as the decision is made to sell.

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

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale.

You may want to instruct a property solicitor firm in Shrewsbury to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Shrewsbury conveyancing solicitor directory

  • Bpl Solicitors Limited, Talbot House, Market Street, Shrewsbury, Shropshire, SY1 1LG
  • Clarkes LLP, Kingston House, St. Alkmunds Square, Shrewsbury, Shropshire, SY1 1UL
  • Hh Legal, Room 8, 9 College Hill, Shrewsbury, Shropshire, SY1 1LZ
  • Martin-kaye LLP, Suite 1, Ground Floor, 1 Bellstone Court, Shrewsbury, Shropshire, SY1 1JB
  • Mckenzie Law Limited, Dogpole House, 14 Dogpole, Shrewsbury, Shropshire, SY1 1EN

Conveyancing - Remortgaging a property in Shrewsbury

Homeowners remortgage their home for all sorts of reasons, for example fixing the mortgage on a new discounted rate, or consolidating loan repayments. The main reason, however, is simply to get a better rate.

An efficient conveyancing solicitor in Shrewsbury can reduce the remortgage processing time, helping you get onto the lower rate earlier. With possible rate rises on the horizon, fast conveyancing can be a critical factor in getting on to the rate you want.

The property lawyer handling the remortgage must also be able to act on behalf of your new mortgage lender. Quittance Conveyancing are on all major UK lenders' panels. So no matter whether you are changing to an offset mortgage with the Nationwide Building Society or to a two-year discount with the Swansea 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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