Updated: October 12, 2018

Shropshire conveyancing solicitor fees

No Move, No Fee conveyancing in Shropshire

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

Do Shropshire conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Shropshire carry out the legal work on an hourly-rate basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden fees. Your quote explains exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as identity verification checks or Stamp Duty Land Tax.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Shropshire solicitor conveyancing fees be?

Though conveyancing fees in Shropshire will be the same as anywhere else in the UK, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

There are no hidden fees or nasty surprises with Quittance. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. 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 Shropshire

Caveat emptor (buyer beware), was a fundamental principle of English property law. Following recent changes in the law, this principle no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

The Shropshire conveyancing solicitor will offer suggestions and advice after making their enquiries, make practical suggestions and ensure that the full legal ownership is transferred.

This section provides useful information for homebuyers searching for conveyancing solicitors in Shropshire.

Your Shropshire conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from Pepper Money, Lloyds Bank or any other lender, before choosing a Shropshire conveyancing solicitor it is vital that you check that they are on the panel of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some mortgage lenders are only prepared to work with a restricted group of legal firms.

Under these circumstances, the lender will need a second firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. Resulting delays can jeopardise the whole purchase.

Significant delays can be caused by failing to check your conveyancer's lender panel status.

Quittance Conveyancing can act for all lenders.

Shropshire Council searches and other searches

Searches are applied for by Shropshire conveyancing solicitors to expose planning, development and environmental issues that could possibly have an impact on how much your home is worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Your conveyancer will make you aware if your chosen lender wants any further searches, e.g. a radon gas search or a contaminated land report.

Homebuyers should anticipate a wait of around 10 weeks for property searches supplied by Shropshire Council, so your conveyancer will recommend using a faster search agent.

Planning searches

Office copies will also be applied for from HM Land Registry by the purchaser's conveyancing solicitor. This will help to identify any issues, for example right of access issues or a difference between the agent's floorplan and the title plan.

Shropshire Council Council Tax

Shropshire Council calculate your council tax based on a variety of factors e.g. the number of people living at the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance a home in the Shropshire Council area in Tax Band C would pay £1,512 per annum.

A conveyancing solicitor in Shropshire 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 £1,134.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where the property is uninhabitable. The Valuation Office Agency (VOA) calculate bandings for newly-built homes, and where the owner has requested a revaluation.

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

Are you about you buy a home in the wrong council tax band?

To appeal contact:

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made, and 20 resulted in a reduction.

Stamp Duty on Shropshire properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125k.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for SDLT examples for homes in Shropshire:

  Average sale price (2018 to date) Stamp Duty
Average price £229,022 £2,080.44
Average price (detached) £302,604 £5,130.20
Average new build £231,510 £2,130.20
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. So if a second property was bought for £229,022 then the SDLT total will be £11,451.10.

Stamp duty relief for first-time buyers in Shropshire

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000.

Conveyancing solicitors in Shropshire should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Shropshire

New build site

The potential risks of buying a leasehold flat in the UK are well publicised. There are numerous technical issues that could be lying in wait for the unsuspecting purchaser, including:

  • onerous covenants
  • exponential ground rents
  • sinking fund issues
Erroneous leasehold advice, from a conveyancer with little specialist experience, could have costly, long-term consequences.

If you intend to purchase a leasehold home, a specialist conveyancing solicitor in Shropshire will investigate aspects of the leasehold purchase, e.g. flats with varying lease terms, service charges and reviewing the lease itself (some leases are over 100 years old).

Make sure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Shropshire?

House being built

Based on local Her Majesty's Land Registry statistics, the average purchase price of new build property in Shropshire is £231,510. 52 brand new properties have been bought in Shropshire in 2018 so far.

Buying a new build property is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Shropshire conveyancing solicitor needs to be aware of local Shropshire factors and needs to consider a range of factors, like dealing with failures to arrange warranty provider inspections and checking planning conditions have been fulfilled.

Our award-winning new build team specialise in new build purchases and working to tight developer deadlines.

Conservation areas in Shropshire

Whether you are buying a period country house or a Tudor home, if the house is in a designated conservation area, any changes you can make to the house may not be permitted by Shropshire Council.

Referred to as Article 4 directions, these conditions could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

If a property is in breach, the local planning authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

Shifnal, Minton and Cardington are among the conservation areas in Shropshire. Your conveyancing solicitor will address whether your planned purchase is located one of Shropshire's conservation areas.

Conveyancing - Selling a property in Shropshire

The conveyancing process on a house sale is less complicated than for a property purchase. When buying, the principle of 'buyer beware' means that the onus is on the buyer to discover whether the title of the property is mortgageable and free from legal issues.

On the other hand, when selling, conveyancing solicitors in Shropshire acting for the vendor only need to answer the buyer's questions.

What could put your sale at risk?

Frequently occurring issues, such as missing planning regulations, could slow or frustrate the conveyancing process if not dealt with promptly.

Don't ignore the issue and hope the buyer's solicitor won't notice - a better course of action will be to get advice and deal with it as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold property is much more involved in comparison with a freehold house.

Shropshire conveyancing solicitors will also perform extra work, which could include requesting an up-to-date service charge statement, through to a copy of any health and safety assessment for the common parts.

It is generally a good idea to get a property lawyer as early as possible to mitigate predictable leasehold delays.

What if Quittance is already acting for the other side?

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

If you are buying or selling a Shropshire property, and a Quittance conveyancer is carrying out the legal work for the other side, you can contact a local Shropshire conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Shropshire

Saving money on a lower rate is the main reason that people decide to remortgage. There are other reasons, including consolidating loan repayments, or switching from interest-only to repayment.

You would typically benefit from a lower rate faster by using a more proactive conveyancing solicitor in Shropshire, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in securing your preferred rate.

To make sure that the lender's investment is secured, 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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