Updated: October 12, 2018

Walsall conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Walsall

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Walsall for the legal work associated with moving home.

Are Walsall conveyancing fees and costs fixed?

Some conveyancing solicitors in Walsall offer services on an hourly-rate basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on a No Sale, No Fee basis, with no hidden extras. Your quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as office copies and title plans or HMLR fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Walsall cost?

While conveyancing fees in Walsall will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, e.g. a flooding search, may be necessary and council search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, 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 Walsall

As a key part of the conveyancing for a home purchase, the Walsall conveyancing solicitor will carry out due diligence on the title of the property and feed the results of their enquiries back to the buyer.

Once their enquiries are complete the lawyer will make recommendations and will assist in resolving any issues and register the title in the new owner's name.

This section offers useful information for people who need conveyancing solicitors in Walsall for a purchase.

Your Walsall conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in Walsall, it is critical that you make sure that they can act for your chosen lender, whether you are obtaining a mortgage from the Swansea Building Society, Virgin Money or any other lender.

Some banks and building societies will only accept a selected list (known as a 'lender panel') of legal firms that meet strict criteria. If your solicitor is unable to act for your chosen lender, the lender will probably need an alternative firm to complete the legal work.

You will then have to cover this substitute solicitor's fees and the conveyancing process could take much longer.

Your home move could be threatened by failing to check your lawyer's lender panel status.

Our conveyancing solicitors are on the panel of all lenders.

Property Searches (Walsall Metropolitan Borough Council)

Property searches are submitted by Walsall conveyancing solicitors to help to identify any significant issues that might impact how much your house or flat will be worth.

Lenders typically also require certain searches to be applied for. These include:

Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

You will be informed if your lender requires any more searches, for example a highways authority search or a disadvantaged area search.

The average lead time for Residential property searches from Walsall Metropolitan Borough Council is 8 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Finding planning permissions

The buyer's conveyancing solicitor will request an Official Copy of the Title Register from HMLR. This will help to reveal any issues. These issues could include neighbours' rights of access or outbuildings lying outside the boundary.

Walsall Metropolitan Borough Council Council Tax

Walsall Metropolitan Borough Council calculate council tax on Walsall homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Valuation Band E home in Walsall, the council tax due would be £2,244 per year.

A conveyancing solicitor in Walsall will inform the buyer of the home's tax band as soon as 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 (25%) would reduce the tax due to £1,683.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired. Homes constructed after 1991 are assessed and allocated a council tax banding by the Valuation Office Agency (VOA).

Band Walsall Metropolitan Borough Council Tax (2018)
A £1,224
B £1,428
C £1,632
D £1,836
E £2,244
F £2,652
G £3,060
H £3,672

Is it possible to reduce my council tax band?

To appeal contact:

Valuation Office Agency
Crown House
Birch St
West Midlands

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Walsall properties

SDLT is a percentage of the purchase price of a property paid by the buyer to HM Revenue and Customs (HMRC). It is due on properties bought for over £125k. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

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

The following table illustrates Stamp Duty Land Tax examples for average properties in Walsall:

  Average sale price (2017) SDLT
Average price £176,282 £1,025.64
Average price (detached) £299,913 £4,995.65
Average new build £235,101 £2,202.02

Stamp duty relief for first-time buyers in Walsall

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000. Homeowners must pay a higher rate of SDLT for the purchase of a second property. E.g. if a second property was bought for £176,282 then the SDLT including the surcharge would be £8,814.10. .

Conveyancing solicitors in Walsall will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Walsall

New build site

Buying a leasehold property is not as simple as purchasing a freehold property. Numerous legal complications could be awaiting the unsuspecting buyer, such as doubling ground rents and unpaid service charges by the existing leaseholder.

Serious consequences can result from a less-experienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A specialist conveyancing solicitor in Walsall will address aspects of leasehold, including :

  • checking the lease itself
  • managing agent practices
  • service charge records from the last three years
  • freeholder plans to sell the building

Ensure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Walsall?

Building site

The average price for Walsall new build properties is £235,101. 207 newly-constructed homes were purchased in Walsall last year.

Buying a new build home can be complicated compared to other types of conveyancing. Therefore a Walsall conveyancing solicitor must be aware of local Walsall factors and will consider a range of issues, including working to tight developer deadlines and spotting incomplete agreements for roads and sewers.

Our highly qualified new build conveyancing team are specialists in new build purchases and working to developer exchange timeframes.

Staffordshire Conservation areas

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

These restrictions, called Article 4 Directions, can include restrictions on replacing roof tiles, restrictions on hard standings at the front of the property or restrictions on extensions normally within Permitted Development rights.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Walsall conservation areas include Bloxwich High Street, Bloxwich Park and Pelsall Common. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Walsall.

Conveyancing - Selling a property in Walsall

The legal side of a house sale is more straightforward than for a purchase. With a purchase, the responsibility lies with the purchaser to validate that the home they are buying is not legally defective.

Conversely, when selling, conveyancing solicitors in Walsall acting for the vendor for the most part just answer the buyer's solicitor's questions.

What could jeopardise the sale process?

A property will frequently have a broad spectrum of possible difficulties (for example a problem with the roof) that can delay your move.

Don't ignore the issue as it is highly unlikely that the problems won't be picked up - get legal advice instead and work to resolve it as early as possible.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is quite a lot more involved than for a freehold property.

Conveyancing solicitors in Walsall will also perform extra work. This can involve requesting all relevant freeholder information, through to any information about regulations affecting the property that are not in the lease.

Given the complexities of leasehold property, it is strongly advised that the seller instructs a property lawyer with leasehold experience as soon as an estate agent is chosen.

What if you are already acting for the other side?

Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both sides.

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

Local Walsall conveyancing solicitor directory

  • Crown Solicitors Limited, Office 11, Suite 10, 2nd Floor, Bridge House, 47-55 Bridge Street, Walsall, West Midlands, WS1 1JQ
  • Enoch Evans LLP, St Paul's Chambers, 6-9 Hatherton Road, Walsall, West Midlands, WS1 1XS
  • Gillespies, Darwall Street, Walsall, West Midlands, WS1 1DD
  • Hcb Solicitors Ltd, 20 Lichfield Street, Walsall, West Midlands, WS1 1TJ
  • Kays Solicitors, 59 George Street, Walsall, West Midlands, WS1 1RS

Conveyancing - Remortgaging a property in Walsall

Homeowners remortgage their home for a variety of reasons, for example switching from interest-only to repayment, or releasing funds to help pay for home improvements. By far the most common reason, however, is to get a more attractive interest rate.

You can appreciate the benefits of a lower rate sooner with a more proactive conveyancing solicitor in Walsall, working to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is key that the property lawyer undertaking the legal work can act on behalf of your new lender. Our conveyancers are on all major UK lenders' panels, so whether you are changing to a tracker with Barclays Bank or to a capped-rate mortgage with the Manchester Building Society, our remortgage specialists 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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