Updated: October 12, 2018

Solihull conveyancing solicitor fees

No Move, No Fee conveyancing in Solihull

Conveyancing solicitor fees will be paid conveyancing solicitors in Solihull for the legal work associated with buying or selling a property.

Do Solihull conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Solihull offer services on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden costs. Your quote will explain all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as bankruptcy searches or office copies.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Solihull solicitor conveyancing fees be?

Whilst conveyancing fees in Solihull will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.

With Quittance, there are absolutely no hidden fees. For a standard 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 considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Solihull

Historically part of Warwickshire, the borough of Solihull forms part of the West Midlands conurbation. With nearly three-quarters of the borough defined as Green Belt and surrounded by pleasant countryside, Solihull's Latin motto, Urbs in Rure, means 'town in country'.

Solihull has been named the best place to live in the UK and is one of the most affluent areas in the UK outside London. Research has suggested that houses in Solihull are in demand more than anywhere else in the country, keeping property prices buoyant.

As well as the urban area, homes in nearby villages of Knowle, Lapworth and Tanworth-in-Arden command high prices.

Conveyancing for buyers

The legal work for a property buyer will need the conveyancing solicitor in Solihull to consider a wide range of issues. Examples of such factors can range from local planning restrictions to subsidence affecting the mortgageability of the home.

The buyer's solicitor will report their findings back to the buyer and their lender, iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

The content below discusses those types of property which may be of interest to buyers searching for conveyancing solicitors in Solihull.

Your Solihull conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in Solihull, you must confirm that they are on the panel of your mortgage lender, whether you are obtaining a mortgage from Coutts Finance, Santander or any other lender.

Your conveyancer may be unable to act for your mortgage lender, because some banks and building societies are only happy to work with a select group (often referred to as a 'panel') of firms.

If this is the case, the lender will need a second firm to complete the legal work, and you will be expected to pay this second solicitor's fees. This can mean the process takes much longer.

Long delays can occur if you fail to check your property lawyer's lender panel status.

Quittance Conveyancing can act for all lenders.

Solihull Metropolitan Borough Council Council Tax

Council tax is calculated by Solihull Metropolitan Borough Council on property value and the number of people living in the property. For example, for an average Band C house in Solihull, the tax would be £1,355.

A conveyancing solicitor in Solihull will inform the buyer of the property's 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 £1,016.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or for foreign language students. A property constructed after 1991 is assessed and allocated a banding by the Valuation Office Agency (VOA).

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

Does anyone ever challenge their valuation?

In the financial year 2016/17, 50 council tax challenges were made, and 20 saw a subsequent reduction. 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

Stamp Duty on Solihull properties

If you are buying a residential property that costs over £125k, then you will have to pay Stamp Duty Land Tax to HMRC. Completing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

Quittance Conveyancing's investment in the latest legal case management system means that HMRC filing rejections are a thing of the past.

See Stamp Duty Land Tax examples for properties in Solihull:

  Average selling price (2017) SDLT
Average price £311,064 £5,553.20
Average price (detached) £516,566 £15,828.30
Average new build £311,069 £5,553.45

Stamp duty relief for first-time buyers in Solihull

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following the autumn budget statement, second home buyers have had to pay a 3% SDLT surcharge. So if a second property was bought for £311,064 then the stamp duty total will be £24,885.12.

Conveyancing solicitors in Solihull will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Solihull

New build site

Purchasing a leasehold property can be complex, compared to buying a freehold home. There are numerous technical issues that could be awaiting an uninformed purchaser, such as:

  • increasing ground rents
  • onerous covenants
  • unreasonable managing agent fees
  • reversionary interests
Inaccurate leasehold advice, from an inexperienced conveyancing solicitor, could lead to serious consequences.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Solihull will consider potential leasehold issues, such as understanding regional and era-specific nuances of leases, dealing with landlords and annual statements of account and budgets for service charges.

Ensure that you are fully-informed regarding your planned purchase - Get in touch with our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Solihull?

Building site

The average price for a new build property in Solihull is £280,472. 18 new build properties have been bought in Solihull in 2018 so far.

A new-build conveyancing solicitor in Solihull must be well-versed in Solihull-specific issues and the added complexities of new build, e.g. helping with mortgage offer extension terms and spotting incomplete agreements for roads and sewers.

With Quittance Conveyancing, you will get an independent view of the legal title of the property, whilst being mindful of considerations ranging from the home's subsequent resaleability to an assessment of other risks, such as flood risk.

Conservation areas

When carrying out the legal work for a home in Solihull, a conveyancing solicitor will need to check whether the home is in one of Solihull's conservation areas. If it is, the house will be affected by certain conditions. These conditions, referred to as Article 4 Directions, can include a wide range of constraints from restrictions on the use of PVC or aluminium windows, to general restrictions governing the use of non-traditional materials.

If a property is in breach, the local authority can instruct the owner to 'undo' the recent changes, even where the alterations were made by the previous owner.

Bickenhill, Malvern Hall and Brueton Avenue and Granville Road are among the conservation areas in Solihull. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Solihull.

Conveyancing - Selling a property in Solihull

The legal process for a sale of a home is much simpler than for a property purchase. During the sale of a house or flat, the burden lies with the purchaser to verify that the property's title is mortgageable and free from legal issues.

Conversely, with a sale, conveyancing solicitors in Solihull acting for the vendor just answer enquiries made on behalf of the buyer.

What could go wrong?

Common issues, like a boundary dispute, might threaten a sale.

Property experts will almost always suggest that sellers address these issues immediately.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat (leasehold houses are rare) is much more time-consuming than for a freehold house.

Conveyancing solicitors in Solihull will also need to carry out additional work, including getting the latest service charge and ground rent statement, through to the memorandum of articles of association (if applicable).

So as to resolve any leasehold-related problems sooner, it is highly recommended that the vendor contact a lawyer as soon as is practicable.

What if Quittance is acting for the other side?

SRA rules restrict the same conveyancing solicitor from acting on both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

If you are buying or selling a Solihull property, and one of our conveyancing solicitors is acting for the other side, you could contact a local Solihull conveyancing solicitor firm to handle your legal work.

Local Solihull conveyancing solicitor directory

  • Anthony Stockton, First Floor, 2 Manor Square, Solihull, West Midlands, B91 3PX
  • Bradley & Cuthbertson LLP, 42a Poplar Road, Solihull, West Midlands, B91 3AB
  • Cunningtons LLP, Northampton House, Poplar Road, Solihull, West Midlands, B91 3AP
  • Environment Agency, 550 Streetsbrook Road, Solihull, West Midlands, B91 1QT
  • Pearcelegal Limited, 2 The Square, Solihull, West Midlands, B91 3RB

Conveyancing - Remortgaging a property in Solihull

The main reason homeowners remortgage their home is to lower their monthly repayments. There are also any number of other reasons to consider remortgaging, including releasing funds to help kids get on the property ladder, or moving from a standard variable rate (SVR) to a fixed-rate.

A proactive conveyancing solicitor in Solihull will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer handling the remortgage needs to be able to act for your preferred lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are changing to a variable-rate with the Royal Bank of Scotland or to a capped-rate mortgage with the Buckinghamshire Building Society, our remortgage team can assist.

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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