Updated: October 12, 2018

Tamworth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Tamworth

Conveyancing solicitor fees are what you pay your Tamworth conveyancing solicitor for handling the legal work for your move.

How are Tamworth conveyancing fees calculated?

Some conveyancing solicitors in Tamworth carry out the legal work on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote explains exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as managing agent fees or HMLR fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Tamworth cost?

Tamworth conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden costs. 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 Tamworth

As a key part of the legal work for a home purchase, a Tamworth conveyancing solicitor will examine the draft contract and investigate the property's title and deliver their report on title to the purchaser.

The buyer's lawyer will offer suggestions and advice after making their enquiries, solve outstanding issues and confirm that the Land Registry's record of the property is updated.

The following section discusses the kinds of residential property which may be of interest to people searching for conveyancing solicitors in Tamworth for a purchase.

Your Tamworth conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a major lender like the Nationwide Building Society or a less common mortgage lender such as the Tipton & Coseley Building Society, before appointing a Tamworth conveyancing solicitor it is paramount that you confirm that they are on the panel of your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some lenders are only prepared to work with a restricted panel of legal practices.

If that is the case, the lender will need a different legal firm to act in their interests, and you will be expected to pay this substitute solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.

Delays can arise if you do not check your conveyancer's lender panel status.

Our solicitors can perform the conveyancing for all banks and building societies.

Searches (Tamworth Borough Council)

Searches are carried out by Tamworth conveyancing solicitors to help to identify any significant issues that might possibly impact how much your home is worth.

Searches are primarily carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specialised searches, such as a highways authority search or a Forestry Commission search, may also be recommended subject to the outcome of the initial searches.

Homebuyers can expect to wait around 19 weeks for searches obtained from Tamworth Borough Council, so your lawyer will advise using faster personal searches.

Planning issues

Official Entries will also be ordered from the Land Registry by your conveyancing solicitor. This will help to highlight any potential issues, such as a restrictive covenant against certain alterations or discrepancies between the property boundaries and the title plan.

Tamworth Borough Council Council Tax

Tamworth Borough Council calculate council tax on Tamworth homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band C, for example, would owe annual council tax of £1,465.

Conveyancing solicitors in Tamworth 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 £1,099.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the resident is living in long term residential care.

Band Tamworth Borough Council Tax (2018)
A £1,099
B £1,282
C £1,465
D £1,648
E £2,015
F £2,381
G £2,747
H £3,297

Could you be overpaying?

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

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

A homeowner can apply for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Tamworth properties

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HMRC (formerly Inland Revenue). It is due on properties bought for over £125k. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

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

See stamp duty examples for homes in Tamworth:

  Average selling price (2018 to date) SDLT
Average price £199,057 £1,481.14
Average price (detached) £284,553 £4,227.65
Average new build £314,330 £5,716.50

Stamp duty relief for first-time buyers in Tamworth

In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second property. Following the example above, if a homeowner bought a second property in Tamworth for the average price of £199,057 the SDLT would be £9,952.85.

Tamworth conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Tamworth

New build site

It is risky to buy a leasehold property without understanding the implications. The many potential problems awaiting an uninformed purchaser include:

  • exponential ground rents
  • leases with fewer than 80 years to run
  • overpriced managing agent packs
  • unfair developer practices
Incomplete leasehold information, delivered by a conveyancer with only freehold experience, could lead to serious consequences.

If you are planning to buy a property with a lease, a specialist conveyancing solicitor in Tamworth will consider potential leasehold issues, for example managing agent or landlord enquiries, reviewing the lease itself and unexpired lease terms.

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

Buying a 'New Build' property in Tamworth?

New build site

The average cost of new builds in Tamworth is £314,330, based on information from the Land Registry. 3 new build properties have been bought in Tamworth in 2018 so far.

A new-build conveyancing solicitor in Tamworth must be aware of local Tamworth issues and the specific issues associated with new build, like dealing with fast exchange timeframes and handling withdrawal under the Consumer Code for Housebuilders.

Our new build conveyancing department will provide an independent assessment of the property's legal status, looking out for considerations ranging from the home's future marketability to sharply increasing ground rent and service charges (where applicable).

Staffordshire Conservation areas

Moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area constraints will affect your property.

These restrictions, referred to as Article 4 Directions, may include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

If a property is in breach, the local authority could order the owner to pay for the work needed to make the home compliant, even if the previous owner carried out the alterations.

Tamworth conservation areas include Dosthill, Wilnecote and Amington Green. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Tamworth's conservation areas.

Conveyancing - Selling a property in Tamworth

Conveyancing for a house sale is more straightforward than for a property purchase. When property changes hands, the obligation lies entirely with the buyer to validate that the house or flat can be mortgaged and is free from legal issues.

In contrast, for a sale, conveyancing solicitors in Tamworth acting for the existing owner effectively just answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

Common issues, like being situated on an unadopted road or a historical dispute with a freeholder, can potentially endanger a sale.

Don't put off finding a solution as solicitors are trained to unearth any such issues - a better course of action will be to get advice and work to resolve it as quickly as possible.

Recommended reading:

Read more sale conveyancing articles here.

Selling a leasehold property

The legal work for a leasehold flat is much more technical than for a more straightforward freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Tamworth, which could include requesting an up-to-date service charge statement or any documentation relating to forfeiture proceedings.

To speed up the leasehold conveyancing process, it is highly recommended that you contact a leasehold expert as early as possible.

Can your conveyancing solicitors act for both parties?

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

You could instruct a property solicitor firm in Tamworth to carry out your legal work, if we are acting for the other side.

Local Tamworth conveyancing solicitor directory

  • Glaisyers, 4 Bolebridge Street, Tamworth, Staffordshire, B79 7PA
  • David J Foster & Co (Solicitors) Ltd, 3 Albert Road, Tamworth, Staffordshire, B79 7JN
  • Garner Canning Limited, 11 Aldergate, Tamworth, Staffordshire, B79 7DL
  • Glover Priest Solicitors Limited, 43 Albert Road, Tamworth, Staffordshire, B79 7JS
  • Mark Matthews & Co, Bank House, 16-21 Church Street, Tamworth, Staffordshire, B79 7DH

Conveyancing - Remortgaging a property in Tamworth

Homeowners remortgage for a variety of reasons, for example getting onto a longer fixed-rate term, or releasing capital to pay off other debts. By far the most common reason, however, is to lower their monthly repayments.

An efficient conveyancing solicitor in Tamworth can reduce the remortgage processing time, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer handling the remortgage must also be able to act on behalf of your new bank or building society. Our conveyancers are on the panel for all major UK lenders. So whether you are switching to an offset mortgage with the HSBC or to a two-year discount with the Yorkshire Bank, 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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