Award-winning No Move, No Fee conveyancing for Tipton home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With 100% fixed conveyancing fees and a focus on enhanced communication, we know how to keep you better informed throughout your move.
Every year our expert property lawyers deliver an expert no sale - no fee service to property buyers and sellers looking for conveyancing solicitors in Tipton.
Our no sale no fee guarantee means should your move not proceed, even if you decide to pull out, you will not have to pay any conveyancing solicitors' legal fees.
Tipton's most communicative conveyancing service
Almost half of the participants in a survey commissioned by InfoTrack objected to the inadequate communication they received from their lawyer.
The Conveyancing Quality Scheme (CQS) client charter is aimed at encouraging better conveyancing solicitor communication.
Even though conveyancing the Council for Licensed Conveyancers and the SRA are addressing the problem, a Conveyancing Association survey, indicated over a fifth of property deals collapsed due to delays caused by poor communication.
Keeping you in the loop
Our team of Tipton conveyancing solicitors offer an award-winning conveyancing service. We deliver to you the information you need wherever you are, using the communication method of your choice:
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Updated: October 12, 2018
Tipton conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Tipton
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Tipton for the legal work for a home sale or purchase.
How are Tipton conveyancing fees calculated?
Some conveyancing solicitors in Tipton will work on a cost per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your quote will set out exactly what you will be charged when your house or flat sale completes.
Are there any other costs?
You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.
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 telegraphic transfer fees or HMLR fees.
How much will the total conveyancing fees in Tipton cost?
Conveyancing fees in Tipton will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority Search fees can vary.
For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Tipton
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
It is, however, still the duty of a Tipton conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, iron out any legal issues and register the new owner's title at the Land Registry.
The following section provides invaluable advice for buyers who want conveyancing solicitors in Tipton.
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Your Tipton conveyancing solicitor must be lender-approved
Before appointing a Tipton conveyancing solicitor, it is essential that you check that they are on the panel of your lender, whether you are obtaining a mortgage from the Holmesdale Building Society, the Scottish Building Society or any other lender.
Your lawyer may be unable to act for your lender, because some banks and building societies will only work with a selected list (known as a 'panel') of legal practices.
In this case, the lender will require an alternative legal firm to complete the legal work, and you will then have to cover this alternative solicitor's costs. This means the transaction could be delayed.
Our conveyancing solicitors can act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Sandwell Metropolitan Borough Council searches and other searches
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of public bodies by Tipton conveyancing solicitors to provide information about your planned purchase.
Mortgage lenders also expect property searches (sometimes referred to as 'conveyancing searches') to be obtained. Required searches will include:
- Local Authority (LA) search - includes the LLC1 and CON29 which includes notices under the Planning, Highways and Public Health Acts
- Environmental search - environmental issues that could adversely affect the property
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
More pertinent searches, such as a Crossrail search or a geological search, may also be advised in the standard search results.
Sandwell Metropolitan Borough Council has a typical processing time of 5 weeks for searches, so your lawyer will advise using faster personal searches.
The buyer's conveyancing solicitor will request an 'Official Copy of the Title Register' from the Land Registry. This will help to identify any planning issues, for example restrictions that limit alterations or outbuildings lying outside the boundary.
Sandwell Metropolitan Borough Council Council Tax
Council tax is calculated by Sandwell Metropolitan Borough Council on property value and the number of people living in the property. For example, a house in the Sandwell Metropolitan Borough Council area in Valuation Band D would pay £1,535 per annum.
A conveyancing solicitor in Tipton will inform a purchaser of the home's tax 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 £1,151.
Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where an inhabitant is an 18 year old for whom child benefit is payable. Homes built after 1991 are allocated a council tax banding by the Valuation Office Agency (VOA).
|Band||Sandwell Metropolitan Borough Council Tax (2018)|
In the financial year 2016/17, 20 council tax challenges were made. 10 were upheld and the tax was reduced. To appeal contact:
Valuation Office Agency
Stamp Duty on Tipton properties
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.If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the Stamp Duty Land Tax becomes chargeable.
Quittance Conveyancing use smart case management systems to ensure that mistakes are not made on the Stamp Duty Land Tax process.
The following table illustrates Stamp Duty Land Tax examples for average properties in Tipton:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£189,808||£1,296.16|
|Average new build||£153,113||£562.26|
Stamp duty relief for first-time buyers in Tipton
Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you own another home , anywhere in the world you will be subject to a stamp duty surcharge of 3%. For example, if an existing homeowner bought a second home in Tipton for the average price of £126,856 the SDLT would be £6,342.80.
Tipton conveyancing solicitors should confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Tipton
The drawbacks associated with buying a leasehold property in England or Wales are well publicised. Numerous legal issues could be awaiting the unsuspecting purchaser, such as:
- exponential ground rents
- sinking fund issues
- excessive freehold premiums
A specialist conveyancing solicitor in Tipton will investigate aspects of the leasehold purchase, e.g. ground rents and service charges, unexpired lease terms and absent freeholders.
Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Tipton?
4 new build homes have been bought in Tipton in 2018 so far, according to the Land Registry. The average cost of Tipton new build homes is £224,749.
Purchasing a new build property requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Tipton must be conscious of both region-specific factors and also will need to investigate several key factors, e.g. checking the suitability of new build insurance and checking that any contracts allow for future 'common parts' maintenance.
Our new build team specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.
Conservation areas in West Midlands
Your conveyancing solicitor will check if the residential property you are intending to buy is in one of Tipton's conservation areas. If it is, the house is affected by restrictions. These building controls, referred to as Article 4 Directions, can include:
- Restrictions on the use of cladding
- Restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
The local council can order any non-compliant alterations to a property to be changed or removed.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Tipton.
Conveyancing - Selling a property in Tipton
The legal side of a house sale is much simpler than when buying. The buyer's solicitor will have to carry out detailed due diligence on your home. In contrast, conveyancing solicitors in Tipton acting for the vendor simply responds to enquiries made by the buyer's solicitor.
What can you do to improve the odds of your sale going through?
Properties can face challenges (such as previous or historic subsidence) which could frustrate a sale for several weeks.
Property experts will generally recommend that sellers handle these issues without delay.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Sale conveyancing for a leasehold property
Conveyancing for a leasehold flat is quite a lot more specialised in comparison with a freehold house.
Tipton conveyancing solicitors must usually carry out further legal work, which could include collating all relevant freeholder information, through to a common parts fire risk assessment.
To accelerate the handling of the leasehold work, it is highly recommended that the vendor contacts a leasehold-specialist conveyancer as soon as possible, and preferably before going on the market,.
Can your conveyancing solicitors act for the buyer and the vendor of the same home?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale.
You can contact a local Tipton conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.
Local Tipton conveyancing solicitor directory
- Sm Lawson Solicitors, 83, Great Bridge, Tipton, West Midlands, DY4 7AY
- J D Solicitors, Grange House, Brick Kiln Street, Tipton, West Midlands, DY4 8QL
- Mann and Co Solicitors Limited, 50 Sedgley Road West, Tipton, Tipton, West Midlands, DY4 8AB
Conveyancing - Remortgaging a property in Tipton
Reducing monthly repayments by finding a better rate is the main reason that homeowners opt to remortgage. There are other reasons, such as wanting to overpay when the lender refuses, or borrowing more to help pay for an extension.
Homeowners would typically benefit from a better rate sooner by using a more proactive conveyancing solicitor in Tipton. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.
To make sure that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the mortgage 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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