Updated: October 12, 2018

Telford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Telford

Conveyancing solicitor fees are the charges you pay your Telford conveyancing solicitor for the legal work involved in moving home.

Do Telford conveyancing solicitors work on a fixed fee basis?

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

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as HMLR fees or managing agent information.

See: Complete list of conveyancing fees

How much will conveyancing in Telford cost in total?

While conveyancing fees in Telford will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flooding search, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Telford

Named after civil engineer Thomas Telford, this Shropshire town lies 30 miles north-west of Birmingham. It was created as a new town in the 1960s and encompassed other small towns such as Oakengates and Wellington. Advertised as the 'Birthplace of Industry' Telford is the largest town in Shropshire and one of the UK's fastest-growing towns, yet close to open countryside around the Wrekin and the River Severn.

It was named in 2014 as the happiest place to live in the West Midlands. With a full range of housing types plus an active house building programme underway, Telford offers potential home owners a great choice of property.

Conveyancing for purchasers

Purchase conveyancing will need a conveyancing solicitor in Telford to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. adverse possession) to proximity to mining works affecting the future saleability of the property.

The property lawyer will report their findings back to the buyer and their bank or lender (if there is a mortgage), help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The content below examines elements of the legal process for conveyancing solicitors in Telford where specialist conveyancing skills may be helpful.

Your Telford conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a large lender such as Britannia, to a less common mortgage lender like Whistletree. Before you instruct a Telford conveyancing solicitor, it is essential that you check that they are approved by your lender.

Your conveyancer may be unable to act for your lender, because some banks and building societies are only happy to work with a restricted panel of firms that have achieved certain benchmarks.

In this case, the lender will probably need an alternative legal firm to carry out the legal work, and you will then have to cover this substitute solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Not checking your conveyancing lawyer's lender panel status can mean serious delays.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Residential Property Searches (Telford & Wrekin Council)

Searches are carried out by Telford conveyancing solicitors to unearth problems that could have an impact on how much your house or flat will be worth.

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

More specific searches, such as a Crossrail search or a more detailed plan search, may also be recommended in the standard search results.

The average processing time for LA searches from Telford & Wrekin Council is 8 weeks, so your conveyancer will instead use a quicker local search agent.

Checking planning status

Official Entries will also be obtained from the Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to reveal any potential issues, for example outbuildings missing from the title plan or rights or restrictions on how the property may be used.

Telford & Wrekin Council Council Tax

Telford & Wrekin Council calculate your council tax based on various criteria e.g. the number of people living at the property and the value of the home as determined by the VOA in 1991. E.g. a residential property in the Telford & Wrekin Council area in Band E would pay £2,004 per annum.

Telford conveyancing solicitors will inform a buyer of the property's tax band once they are themselves 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 (25%) would reduce the tax due to £1,503.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property is a hall of residence. The Valuation Office Agency assign bands for newly-built homes, and where the owner has requested a revaluation.

Band Telford & Wrekin Council Tax (2018)
A £1,093
B £1,275
C £1,458
D £1,640
E £2,004
F £2,369
G £2,733
H £3,279

Could I be overpaying council tax?

To appeal contact:

Valuation Office Agency
Darwin House
2 The Mount

In the 2016/17 financial year, 30 council tax challenges were made, and 10 saw a reduction.

Stamp Duty on Telford properties

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

Quittance ensure that the complex SDLT1 form is completed accurately and without delay.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Telford:

  Average sale price (February 2018) SDLT
Average price £202,939 £1,558.78
Average price (detached) £283,277 £4,163.85
Average new build £27,856 £0.00
Higher rates of stamp duty apply to buyers of second property in the form of a surcharge of 3%. E.g. if a second property was bought for £202,939 then the stamp duty including the surcharge would be £10,146.95. .

Stamp duty relief for first-time buyers in Telford

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Telford conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Telford

New build site

Over 100,000 UK property owners are trapped by property leases with problematic conditions. Exponential ground rents, overpriced managing agent packs and onerous covenants are only some of the many common complications awaiting the unsuspecting purchaser.

Serious financial ramifications can result from an inexperienced conveyancing solicitor's inaccurate leasehold advice.

If you intend to buy a property with a lease, a competent conveyancing solicitor in Telford will consider possible leasehold issues, e.g. :

  • checking the lease itself
  • service charges
  • absent freeholders
  • missing building regs and planning
  • proceedings threatened against the freeholder under Part 2 of the Commonhold and Leasehold Reform Act 2002

Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Telford?

House under construction

According to data gathered by HMLR, the average price for new build homes in Telford is £82,951. 11 brand new homes have been bought in Telford in 2018 so far.

The legal work for buying a new build is more involved than any other type of conveyancing. To avoid potential problems a Telford conveyancing solicitor must be aware of both region-specific considerations and also should investigate several key issues, like ensuring that new build mortgage conditions are met and ensuring compliance with planning regulations.

With Quittance Conveyancing, you will get a specialist assessment of the legal title of the house or apartment, whilst being mindful of issues ranging from the home's future mortgageability to exponential ground rent and service charges (where applicable).

Conservation areas

Your conveyancing solicitor will confirm whether the residential property you are intending to buy is in a conservation area in Telford. If it is, the property is affected by conditions. Called Article 4 directions, these conditions may include a range of factors from restrictions on hard standings at the front of the property, to restrictions on VELUX windows.

If a property is in breach, the local planning authority can instruct the owner to 'undo' the recent changes, even if the previous owner was responsible for the changes.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Telford's conservation areas.

Conveyancing - Selling a property in Telford

Conveyancing for a sale of a home is normally less troublesome than for a property purchase. The buyer's solicitor conducts a detailed investigation on the property and its legal title, whilst conveyancing solicitors in Telford acting for the vendor merely collects any required paperwork and answers the purchaser's enquiries .

Why do sales fall through?

Common hurdles, such as missing planning permission, can significantly slow or frustrate your home move if ignored.

It is not recommended that you put off finding a solution as solicitors are trained to unearth any such issues - get legal advice instead and attempt to resolve it ASAP.

Recommended reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is a great deal more complicated than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Telford will need to conduct extra work, and this could include getting all relevant freeholder information, through to details of any slush fund for property maintenance.

To reduce leasehold-related delays, it is recommended that the vendor contact a lawyer as soon as an estate agent is chosen.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules restrict the same solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a house or flat in Telford, 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 Telford to carry out your conveyancing.

Local Telford conveyancing solicitor directory

  • Clarkes LLP, Hazledine House, Town Centre, Telford, Shropshire, TF3 4JL
  • Lanyon Bowdler LLP, Hazledine House, Central Square, Town Centre, Telford, Shropshire, TF3 4JL
  • P S Chaudhari Ltd, Floor 2, Hazeldine House, Central Square, Town Centre, Telford, Shropshire, TF3 4JL
  • Picasso Legal Limited, Meeting Point House Southwater, Telford Town Centre, Telford, Shropshire, TF3 4HS

Conveyancing - Remortgaging a property in Telford

Homeowners remortgage a home for a number of reasons, including consolidating debts, or moving from a tracker to a fixed-rate. By far the most common reason, however, is to save money with a lower rate.

Homeowners can benefit from a better rate earlier by using a more efficient conveyancing solicitor in Telford. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

The property lawyer will act for both you and the mortgage lender to certify the lender's interests are safeguarded.

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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