Updated: October 12, 2018

Warwickshire conveyancing solicitor fees

No Move, No Fee conveyancing in Warwickshire

Conveyancing solicitor fees are the charges you pay your Warwickshire conveyancing solicitor for carrying out the legal work for a property transaction.

How are Warwickshire conveyancing fees calculated?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Warwickshire who work on a fees per hour basis. Your quote sets out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or leasehold information packs.

See: How much should conveyancing fees cost?

How much will the total Warwickshire solicitor conveyancing fees be?

Although conveyancing fees in Warwickshire will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as transport searches, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote 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 Warwickshire

Caveat emptor (buyer beware), was the legal principle of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the duty of a buyer's legal representative to investigate their intended purchase.

A conveyancing solicitor in Warwickshire will offer professional advice after making their enquiries, help with resolving any problems and confirm that the legal title passes to the new owner.

This article considers the kinds of residential property that may be of interest to buyers who need conveyancing solicitors in Warwickshire.

Your Warwickshire conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a large lender such as the Nationwide Building Society, to a niche lender like Coutts Finance. Before appointing a Warwickshire conveyancing solicitor, it is paramount that you confirm that they are on the approved panel of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some lenders will only accept a restricted panel of solicitors or licensed conveyancers that meet strict criteria.

In this case, the lender will need a different solicitor firm to complete the legal work, and you will then have to cover this second solicitor's costs. This can mean the process takes much longer.

Failing to check the lender panel membership of your conveyancer can result in significant delays.

Quittance Conveyancing are approved to act for all banks and other lenders.

Property Searches (Warwickshire County Council)

Searches are questions submitted to public bodies by Warwickshire conveyancing solicitors to give details about your new home.

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

Your solicitor will tell you if your mortgage lender insists on any further searches, such as an HS2 search or a ground stability report.

Purchasers will have to endure a wait of roughly 4 weeks for Local Authority searches obtained from Warwickshire County Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning searches

Your conveyancing solicitor will also order the Title Register from HM Land Registry, assisting with the identification of any planning issues, for example a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.

Warwickshire County Council Council Tax

The amount of council tax a homeowner in Warwickshire will pay to Warwickshire County Council will depend on the property's value and the number of residents. For example, for an average Valuation Band - house in Warwickshire, the council tax payable would be - per year.

Warwickshire conveyancing solicitors will inform the buyer of the home's council 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 -.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if the home is left unoccupied by a student. Property built after 1991 is assessed by the Valuation Office Agency.

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Is it possible to reduce my council tax band?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
5th Floor
Sherbourne House
1
Manor House Drive
Coventry
CV1 2TG
West Midlands

Stamp Duty on Warwickshire properties

It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

If a residential property is valued at over £125,000, the purchaser usually must pay Stamp Duty Land Tax.

HMRC objections are avoided using the latest integrated case management system.

See SDLT examples for properties in Warwickshire:

  Average selling price (2017) SDLT
Average price £282,792 £4,139.60
Average price (detached) £413,951 £10,697.55
Average new build £336,739 £6,836.95

Stamp duty relief for first-time buyers in Warwickshire

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Warwickshire for the average price of £282,792 the SDLT would be £22,623.36.

Conveyancing solicitors in Warwickshire will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Warwickshire

New build site

The risks associated with leasehold property ownership are a source of anxiety for buyers of leasehold property. The numerous common problems lying in wait for the unsuspecting purchaser can include:

  • ground rent multipliers
  • leases with fewer than 80 years to run
  • undisclosed major works
  • unfair developer practices
Poor leasehold guidance, from a property lawyer with little specialist experience, can have serious consequences.

A experienced conveyancing solicitor in Warwickshire will consider potential leasehold issues, including annual statements of account and budgets for service charges, the implications of the remaining length of the lease and absent freeholders.

Make sure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Warwickshire?

Building site

According to data compiled by the HM Land Registry, the average purchase price of new build property in Warwickshire is £299,606. 49 newly-constructed homes have been bought in Warwickshire in 2018 so far.

A new-build conveyancing solicitor in Warwickshire must be familiar with regional issues and the added complexities of new build, like handling equity loan schemes and checking planning conditions have been fulfilled.

Our award-winning new build team are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Warwickshire

Whether you are intending to buy a period cottage or an Edwardian house, if the house is in a protected conservation area, any changes you can make to the house might not be allowed by Warwickshire County Council.

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

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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

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

Conveyancing - Selling a property in Warwickshire

The legal process for a sale of a home is simpler than for a property purchase. The buyer's conveyancer will have to go through an investigation on your home, whilst conveyancing solicitors in Warwickshire acting for the seller just collates information and answers the purchaser's enquiries .

Why do sales fall through?

Properties can be burdened by a range of potential complications (such as problems with a party wall agreement or not being connected to the main sewers) that can derail a sale.

You shouldn't bury your head in the sand and hope the buyer's solicitor won't notice. The best course of action is to talk to a professional, square up to the issue(s), and find a solution promptly.

Useful reading:

Read more sale conveyancing articles here.

Leasehold flats

The conveyancing process for a leasehold property is quite a lot more technical than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Warwickshire will need to conduct additional tasks, and this could include requesting all relevant freeholder information or a copy of any required license to assign.

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that you instruct a property lawyer as early in the process as possible, and potentially before marketing the property,.

Can your conveyancing solicitors act for both the buyer and the seller of the same property?

Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale. A CLC-regulated conveyancer, however, can act for both parties.

If you are buying or selling a Warwickshire property, and we are carrying out the legal work for the other side, you could contact a local Warwickshire conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Warwickshire

Homeowners remortgage a home for all sorts of reasons, for example moving to an offset mortgage, or wanting to borrow more. By far the most common reason, however, is to get a more affordable interest rate.

Homeowners should be able to enjoy a better rate sooner with a more efficient conveyancing solicitor in Warwickshire, working to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in getting on to the rate you want.

It is critical that the property lawyer undertaking the legal work can also represent the new mortgage provider. Our conveyancing team are panel members of all major banks and building societies. So whether you are moving to a cashback mortgage with RBS or to a joint mortgage with the Coventry 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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