Award-winning No Move, No Fee conveyancing for Stourbridge home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our property lawyers deliver a highly recommended no sale - no fee service to property sellers and purchasers looking for conveyancing solicitors in Stourbridge.
With 100% fixed conveyancing fees and a commitment to better communication, our team know what will make you home move less stressful.
In the event that your property sale or purchase does not proceed our no move no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
Stourbridge's most communicative conveyancing service
Nearly one in two of those contacted for an InfoTrack poll published in Legal Futures did not get adequate communication from their licensed conveyancer or solicitor.
The Law Society's CQS formal client charter specifically prioritises conveyancing solicitors communicating better.
Even so, a Conveyancing Association survey suggested that around 25% of home purchases and sales fail due to delays caused by poor communication.
Keeping you updated
Our Stourbridge conveyancing solicitors deliver an award-winning conveyancing service. We strive to provide the information you require by phone, email and via online case management, every day of the week:
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Updated: October 12, 2018
Stourbridge conveyancing solicitor fees
No Move, No Fee conveyancing in Stourbridge
Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Stourbridge for carrying out the legal work for a property transaction.
Do Stourbridge conveyancing solicitors work on a fixed fee basis?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Stourbridge who work on a fees per hour basis. Your conveyancing quote will explain what fees you will need to pay when your house or flat sale completes.
Besides conveyancing fees, what other costs are there?
In addition to the legal fees you will also have to cover any '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 managing agent information or Stamp Duty Land Tax.
How much will conveyancing in Stourbridge cost in total?
Conveyancing solicitor fees in Stourbridge will not vary. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a mining search, may be needed and Local Authority Search fees can vary.
For a standard home sale or purchase, the fees we quote are the fees you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Stourbridge
Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still investigate the house or flat they plan to buy.
The Stourbridge conveyancing solicitor will offer professional advice following their enquiries, find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.
The following considers the kinds of property which may involve extra hazards for buyers who need conveyancing solicitors in Stourbridge.
- Conveyancing solicitors in Birmingham
- Conveyancing solicitors in Stoke On Trent
- Conveyancing solicitors in Wolverhampton
- Conveyancing solicitors in Staffordshire
Your Stourbridge conveyancing solicitor must be lender-approved
Before you appoint a Stourbridge conveyancing solicitor, you must confirm that they can act on behalf of your chosen lender, whether you are taking out a mortgage from the Co-operative Bank, the Darlington Building Society or any other lender.
Many banks and building societies only accept a restricted panel of firms that meet strict criteria. If a conveyancer is not on the panel of your chosen lender, the lender will require an alternative law firm to complete the legal work.
The purchaser will usually need to pay this alternate lawyer's costs and significant delays to your move could occur.
Our solicitors can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Dudley Metropolitan Borough Council)
Property searches are enquiries made of various authorities by Stourbridge conveyancing solicitors to identify information and potential issues affecting the property being purchased.
Lenders also need searches to be carried out. Required searches will include:
- Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
- 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 - describes water mains and sewers, and confirms if these are privately maintained
- Chancel repair liability - there is a risk that some Stourbridge properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
Your conveyancer will tell you if your mortgage lender insists on any further searches, e.g. a highways authority search or an energy search.
Buyers can expect to wait approximately 12 weeks for LA searches obtained from Dudley Metropolitan Borough Council. As a result, regulated searches will be faster.
Office copies will also be applied for from HM Land Registry by the purchaser's conveyancing solicitor, helping to identify any potential issues, for example the title plan showing only very general boundaries or a restrictive covenant against certain alterations.
Dudley Metropolitan Borough Council Council Tax
The amount of council tax a homeowner in Stourbridge will pay to Dudley Metropolitan Borough Council will depend on the property's value and the number of residents. The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,297.
Stourbridge conveyancing solicitors will inform the purchaser of the home's tax band once 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 reduces the tax due to 75% which would equal £973.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or for spouses of students who are not British.
|Band||Dudley Metropolitan Borough Council Tax (2018)|
Are you paying more than you should?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Stourbridge properties
The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the residential property if it exceeds £125,000. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical homebuyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.
Quittance Conveyancing's legal case management system are fully integrated with HMRC's electronic filing gateway.
See Stamp Duty Land Tax examples for properties in Stourbridge:
|Average sale price (2017)||SDLT|
|Average price (detached)||£385,902||£9,295.10|
|Average new build||£207,449||£1,648.98|
Stamp duty relief for first-time buyers in Stourbridge
In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k. If you own another home or share in a home you will be subject to a higher rate of 3%. So if a second home was bought for £270,105 then the stamp duty total will be £21,608.40.
Stourbridge conveyancing solicitors should confirm their client pays the right amount.
Buying a flat? Leasehold conveyancing in Stourbridge
Buying a leasehold property if you are unaware of the implications is risky. There are many legal issues that may be lying in wait for the unsuspecting purchaser, including:
- marriage value issues
- exponential ground rents
- costly and undisclosed major works
If you intend to buy a property with a lease, a specialist conveyancing solicitor in Stourbridge will address aspects of leasehold, such as understanding regional and era-specific nuances of leases, managing agent practices and service charge records from the last three years.
Our leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Stourbridge?
125 newly-constructed homes were purchased in Stourbridge last year, according to data sourced by the Land Registry. The average cost of Stourbridge new build properties is £207,449.
Acquiring a new build can be complicated compared to other types of conveyancing. Therefore a Stourbridge conveyancing solicitor should be mindful of local issues and must check numerous things, e.g. dealing with delays associated with off-plan and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).
Quittance Conveyancing deliver an expert appraisal of the legal title of the house or flat, looking out for issues like the home's future resaleability and possible freehold acquisition traps.
Conservation areas in Staffordshire
When carrying out the legal work for a home in Stourbridge, a conveyancing solicitor will need to confirm if the residential property is in one of Stourbridge's conservation areas. If it is, the house will be affected by certain conditions. These conditions, called Article 4 Directions, may include:
- Limits on roof terraces
- Restrictions on dormer windows
- Requiring consent to alter doors and guttering
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Stourbridge's conservation areas.
Conveyancing - Selling a property in Stourbridge
The legal process for a house sale usually requires less work than when buying. The purchaser will have to carry out extensive research on the property, whereas conveyancing solicitors in Stourbridge acting for the vendor merely collates information and answers the buyer's questions .
Factors that could delay or endanger the sale process
Issues, like a complex 'Green Deal' or excessive ground rent, can actually endanger the sale conveyancing process if left unresolved.
It is generally recommended for vendors to handle such issues as soon as they come to light.
- The Essential Conveyancing Guide for Sellers in 2018
- Subsidence? What to do before selling your home
- Japanese Knotweed? What to do before selling your home
Read more conveyancing advice for sellers.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold flat (leasehold houses are uncommon) is significantly more involved than it is for a freehold home.
Stourbridge conveyancing solicitors will also perform extra work, and this could include applying for the last 3 years' service charge accounts, through to ascertaining if the incoming lessee (i.e. the seller) is required to buy a share in the building's management company.
To accelerate the handling of the leasehold work, it is strongly advised that you instruct a property lawyer with leasehold experience as soon as the property is marketed, if not before,.
Can your conveyancing solicitors act for both parties?
CLC-regulated conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from acting on both sides in a house sale and purchase.
If you are buying or selling a house or flat in Stourbridge, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Stourbridge to carry out your conveyancing.
Local Stourbridge conveyancing solicitor directory
- Glover Priest Solicitors Limited, 15 New Road, Stourbridge, West Midlands, DY8 1PQ
- Talbots Law Ltd, Morgan House, 25-27 Hagley Road, Stourbridge, West Midlands, DY8 1QH
- Wall James Chappell, 15-23 Hagley Road, Stourbridge, West Midlands, DY8 1QW
- Morgan & Company Solicitors Limited, 62-64 Bridgnorth Road, Wollaston, Stourbridge, West Midlands, DY8 3PA
Conveyancing - Remortgaging a property in Stourbridge
Although people consider remortgaging for a range of reasons, homeowners generally remortgage a home to reduce the monthly repayments.
Homeowners would typically benefit from a lower rate sooner by using a more proactive conveyancing solicitor in Stourbridge, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting onto your new rate as quickly as possible.
To confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the new lender.
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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