Updated: October 12, 2018

Sutton Coldfield conveyancing solicitor fees

No Move, No Fee conveyancing in Sutton Coldfield

Conveyancing solicitor fees will be paid to your Sutton Coldfield conveyancing solicitor for the legal work involved in moving home.

How are Sutton Coldfield conveyancing fees calculated?

Some conveyancing solicitors in Sutton Coldfield will work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden extras. Your quote will explain what you will pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as Land Registry fees or office copies and title plans.

See: A guide to all conveyancing fees

How much will conveyancing in Sutton Coldfield cost in total?

Whilst conveyancing fees in Sutton Coldfield will usually match prices elsewhere in the UK, the disbursements required can vary. For example, additional region-specific searches, such as a historic mining search, may be needed and Local Authority (LA) Search fees will vary.

There are no hidden costs or nasty surprises with Quittance. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, 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 Sutton Coldfield

The Royal Town of Sutton Coldfield lies 10km to the north-east of Birmingham in the West Midlands.

It is an affluent town, partly developed by wealthy Birmingham industrialists moving into the countryside, away from pollution.

It remains one of the most prestigious and least densely populated areas of Birmingham, with houses in some areas worth more than £1m. However the town has a range of housing options, suiting most budgets. Two and a half thousand acres of green space, including a national nature reserve, lakes, woodland and heathland, may be found in Sutton Park, one of the largest urban parks in the UK.

Six trains per hour run from Sutton Coldfield to Birmingham, with journey times of only 20 minutes.

Conveyancing for purchasers

As a key part of the conveyancing for a homebuyer, the Sutton Coldfield conveyancing solicitor will look into the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

The buyer's property lawyer will make recommendations after making their enquiries, offer pragmatic solutions and ensure that the full legal ownership is transferred.

This section of the article provides invaluable advice for buyers searching for conveyancing solicitors in Sutton Coldfield.

Your Sutton Coldfield conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a large lender such as RBS, to a niche lender like the Earl Shilton Building Society. Before you instruct a conveyancing solicitor in Sutton Coldfield, it is very important that you make sure that they are on the approved solicitor panel of your lender.

Your conveyancer may be unable to act for your lender, because some lenders will only accept a restricted group 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 alternative solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

Neglecting to check your conveyancing lawyer's lender panel status could mean significant delays.

Our solicitors can act for all banks and other lenders.

Property Searches (Birmingham City Council)

Searches are questions submitted to a number of authorities by Sutton Coldfield conveyancing solicitors to highlight issues affecting the property being purchased.

Searches are firstly carried out to meet the mortgage lender's criteria. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specific searches, such as a highways search or a Forestry Commission search, may also be referred to in the initial LA and Environmental searches.

The approximate delivery time for searches from Birmingham City Council is 17 weeks. As a result, quicker regulated searches will be recommended.

Planning issues

The buyer's conveyancing solicitor will request office copies from HM Land Registry, helping to evidence any issues, such as discrepancies between the property boundaries and the title plan or the breach of a restrictive covenant.

Birmingham City Council Council Tax

Birmingham City Council calculate your council tax based on a number of factors including the size of the property and the assessed value of the property in April 1991. For instance for an average Band E residential property in Sutton Coldfield, the amount due would be £1,846 per year.

Sutton Coldfield conveyancing solicitors will inform a buyer of the property's band once this is confirmed by the searches.

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 £1,384.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property is occupied solely by students.

Band Birmingham City Council Tax (2018)
A £1,007
B £1,175
C £1,342
D £1,510
E £1,846
F £2,181
G £2,517
H £3,020

Can I challenge the council tax banding?

A property owner can also ask for their property to be reassessed, but the band could be revised up as well as down. To appeal contact:

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

Stamp Duty on Sutton Coldfield properties

Filling in the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

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

The following table illustrates SDLT examples for average properties in Sutton Coldfield:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £308,787 £5,439.35
Average price (detached) £439,962 £11,998.10
Average new build £54,699 £0.00
Following the recent budget statement, second home buyers must pay a higher SDLT rate of 3%. So if a second property was bought for £308,787 then the SDLT total will be £24,702.96.

Stamp duty relief for first-time buyers in Sutton Coldfield

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Sutton Coldfield should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Sutton Coldfield

New build site

Buying a leasehold home without being aware of the facts is risky. There are any number of potential traps that may be lying in wait for an uninformed buyer, including ground rent multipliers and unpaid service charges by the existing leaseholder.

Misguided leasehold advice, from a solicitor lacking in specialist knowledge, can have serious consequences.

A specialist conveyancing solicitor in Sutton Coldfield will consider potential leasehold issues, such as short leases, possible service charge shortfalls and understanding regional and era-specific nuances of leases.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Sutton Coldfield?

House being built

The average value of Sutton Coldfield new build homes is £54,699. 3 brand new properties have been bought in Sutton Coldfield in 2018 so far.

Acquiring a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Sutton Coldfield should be aware of local issues and should investigate several key issues, e.g. handling structural guarantees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our new build team are experts in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Conservation areas

When acting for the buyer of a home in Sutton Coldfield, a conveyancing solicitor will confirm whether the property is in one of Sutton Coldfield's conservation areas. If it is, the property will be affected by specific constraints. Called Article 4 directions, these constraints can include anything from general restrictions governing unsympathetic additions or modifications, to restrictions affecting frontal additions to the property such as a porch.

The local council can order any non-compliant alterations to a property to be changed or removed.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Sutton Coldfield.

Conveyancing - Selling a property in Sutton Coldfield

Conveyancing for a sale of a home is generally simpler than for a purchase. During the sale of a house or flat, the principle of 'buyer beware' means that the onus lies entirely with the buyer to confirm that the property's title is legally sound and meets their mortgage lender's criteria.

Conversely, with a sale, conveyancing solicitors in Sutton Coldfield acting for the vendor just answer the purchaser's enquiries.

What could jeopardise your property sale?

Common obstacles, like a solar panel 'rent a roof' scheme, can seriously jeopardise the sale process if they are ignored.

Don't ignore the issue, hoping the issue will fix itself - get legal advice instead, face the issues head on, and find a solution as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold

The conveyancing process for a leasehold property is much more involved than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Sutton Coldfield must carry out additional tasks, such as collating all relevant freeholder information or details of any slush fund for property maintenance.

In order to resolve any leasehold problems faster, it is recommended that the seller instruct a conveyancer as soon as possible, and potentially before going on the market,.

What if your conveyancing solicitors are acting for the other side?

Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a house sale. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

If you are buying or selling a Sutton Coldfield property, and a Quittance conveyancer is acting for the other side, you could instruct a property solicitor firm in Sutton Coldfield to carry out your legal work.

Local Sutton Coldfield conveyancing solicitor directory

  • Enoch Evans LLP, Emmanuel Court, 4 Mill Street, Sutton Coldfield, West Midlands, B72 1TJ
  • Powell & Co, 9-11 Coleshill Street, Sutton Coldfield, West Midlands, B72 1SD
  • Sutton & Co Solicitors Ltd, 2nd Floor, Bracebridge House, 1a Coleshill Street, Sutton Coldfield, West Midlands, B72 1SD
  • Woodhouse & Company, Oculus House, 16 Mill Street, Sutton Coldfield, West Midlands, B72 1TJ
  • Eddowes Perry and Osbourne Limited, 52 High Street, Sutton Coldfield, West Midlands, B72 1UQ

Conveyancing - Remortgaging a property in Sutton Coldfield

Securing a better rate is generally why homeowners remortgage. There are other reasons, including moving from a tracker to a fixed-rate, or releasing equity.

You will typically be able to benefit from a better rate earlier with a more proactive conveyancing solicitor in Sutton Coldfield. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting on to the rate you want.

It is vital that the property lawyer handling your remortgage can act for your chosen lender. Our conveyancing team are on all major lenders' panels. So no matter whether you are switching to a fixed-rate mortgage with Birmingham Midshires or to a variable-rate mortgage with the Furness Building Society, we 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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