Award-winning No Move, No Fee conveyancing for Wednesbury home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Wednesbury, our award-winning No Sale, No Fee property lawyers can help.
We focus on communication so you always know what's happening and our guaranteed fixed conveyancing fees service means no hidden extras.
If, for whatever reason, your home move does not proceed our no move no fee service means you won't incur any conveyancing solicitors' legal fees at all.
Wednesbury's most communicative conveyancing service
Approximately 50% of those who participated in an InfoTrack poll published in Legal Futures had made a complaint about inadequate communication.
The charters of both the Conveyancing Quality Scheme (CQS) and the CLC are particularly concerned with the issue of conveyancing solicitor communication.
Even though conveyancing regulators are addressing the problem, according to a survey carried out by the Conveyancing Association of 1,500 people, 46% of homemovers thought that their sale or purchase would have completed sooner with more effective communication.
Our team of Wednesbury conveyancing solicitors provide a market-leading property legal service. We strive to provide you with the answers you require wherever you are, through your preferred medium, 7 days a week:
- Cheapest Wednesbury conveyancing solicitor fees
- State of the art online case tracking system
- Regular updates by smartphone, tablet and PC
- Personal extension numbers for your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Wednesbury conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Wednesbury
Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Wednesbury for the legal work involved in moving home.
Are Wednesbury conveyancing fees and costs fixed?
We work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Wednesbury who carry out the legal work on a price per hour basis. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.
Are there any other costs in addition to conveyancing fees?
You will need to budget for 'disbursements', in addition to the legal 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. These include costs like ID checks or HMLR fees.
How much will the total conveyancing fees in Wednesbury cost?
Wednesbury conveyancing fees will not vary. However, the costs of certain disbursements can vary. As examples, Local Authority Search fees can vary and specific extra searches, such as a historic mining search, may be necessary.
With Quittance Conveyancing, there are absolutely no hidden costs. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Wednesbury
Purchase conveyancing will require the Wednesbury conveyancing solicitor to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. adverse possession) and a short lease (less than 70 years) affecting the future saleability of the property.
The purchaser's solicitor will feed the results of their enquiries back to the purchaser and their mortgage lender, assist in resolving any issues and make sure that the title is registered in the name of the new buyer.
The following section discusses the aspects of the legal process for conveyancing solicitors in Wednesbury where greater expertise is crucial.
- Conveyancing solicitors in Birmingham
- Conveyancing solicitors in Coventry
- Conveyancing solicitors in Dudley
- Conveyancing solicitors in Solihull
- Conveyancing solicitors in Sutton Coldfield
- Conveyancing solicitors in West Midlands
Your Wednesbury conveyancing solicitor must be lender-approved
Homebuyers have a wide selection of lenders available, from a large lender such as TSB, to a niche mortgage lender like Atom Bank. Before you appoint a conveyancing solicitor in Wednesbury, it is paramount that you confirm that they are on the panel of your lender.
Your lawyer may be unable to act for your lender, because some banks and building societies are only prepared to work with a restricted group of firms that pass strict standards.
If that is the case, the lender will likely require an alternative solicitor firm to carry out the legal work, and you will usually need to pay this alternative lawyer's costs. Resulting delays can jeopardise the whole purchase.
Quittance Conveyancing are on the panel of all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Sandwell Metropolitan Borough Council)
Searches are questions submitted to a number of authorities by Wednesbury conveyancing solicitors to identify issues affecting the home you want to buy.
Mortgagees also usually require searches to be obtained. These include:
|Local Authority (LA) search||includes a list of planning decisions that could affect the property|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|Environmental search||shows risks within 500 metres of the property, such as toxic chemicals in the land|
|Chancel repair liability||insurance is arranged to protect the buyer against any liability for local parish church repairs.|
Your solicitor will tell you if your mortgage lender wants any additional searches, e.g. a radon gas search or a disadvantaged area search.
The average turnaround time for property searches supplied by Sandwell Metropolitan Borough Council is 5 weeks, so your conveyancer will instead use a quicker local search agent.
Checking planning permission status
The conveyancing solicitor acting for the buyer will request the Title Register from the Land Registry. This will help to highlight any planning issues, for example errors on the title plan or a restrictive covenant against certain alterations.
Sandwell Metropolitan Borough Council Council Tax
The amount of council tax a homeowner in Wednesbury will pay to Sandwell Metropolitan Borough Council will depend on the property's value and the number of residents. E.g. for an average Band C home in Wednesbury, the amount due would be £1,365.
Conveyancing solicitors in Wednesbury will inform the purchaser of the property's band once this is confirmed by the searches.
If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,023.
Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or for foreign language students. More recently-built property is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.
|Band||Sandwell Metropolitan Borough Council Tax (2018)|
Can I challenge my valuation?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
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.
Stamp Duty on Wednesbury properties
Doing the SDLT1 form yourself is a daunting prospect and not for the uninitiated.Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value property.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management system to ensure that SDLT is paid immediately after completion.
See Stamp Duty Land Tax examples for properties in Wednesbury:
|Average sale price (2017)||SDLT|
|Average price (detached)||£195,205||£1,404.10|
|Average new build||£170,870||£917.40|
Stamp duty relief for first-time buyers in Wednesbury
As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Higher rates of stamp duty apply to buyers of second home in the form of a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Wednesbury for the average price of £130,669 the SDLT would be £6,533.45.
Conveyancing solicitors in Wednesbury will confirm the correct calculation is made.
Buying a flat? Leasehold conveyancing in Wednesbury
Purchasing a leasehold property is not as simple as buying a freehold property. The many potential traps lying in wait for an uninformed buyer can include spiralling ground rents, marriage value issues and costly and undisclosed major works.
If you intend to purchase a leasehold property, a competent conveyancing solicitor in Wednesbury will consider possible leasehold issues, e.g. :
- reviewing the lease itself (some leases are over 100 years old)
- service charges, ground rents and buildings insurance arrangements
- dealing with freeholders and managing agents
- complaints from neighbours
- block management regulations that sit outside the lease
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Wednesbury?
The average value of Wednesbury new builds is £170,870, (HM Land Registry data). 49 new build properties were purchased in Wednesbury last year.
Purchasing a new build property can be more complex than any other type of conveyancing. To avoid potential problems a Wednesbury conveyancing solicitor should be aware of local factors and should check a range of issues, like squaring developer incentives with lenders and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).
Our new build conveyancing department will provide an impartial appraisal of the legal title of the house or apartment, paying close attention to issues like the home's future mortgageability and potential freehold acquisition traps.
Conservation areas in West Midlands
Whether you are planning to buy a character cottage or a Tudor home, if the house is in a protected conservation area, your plans to alter the house might not be permitted by Sandwell Metropolitan Borough Council.
Referred to as Article 4 directions, these conditions could include:
- Limitations on the erection of outbuildings
- Restrictions on the addition of flues and soil vent pipes
- Limits on the erection of outbuildings
If a property is in breach, the owner could be required by law to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Wednesbury.
Conveyancing - Selling a property in Wednesbury
The legal process for a sale of a house or flat is less demanding than when buying. The buyer's solicitor needs to carry out detailed due diligence into the property. In contrast, conveyancing solicitors in Wednesbury acting for the vendor merely collates information and answers the buyer's questions .
What factors could threaten your sale?
Properties will often come with a range of problems (e.g. being a listed building with non-compliant alterations or not having appropriate warranties) which could protract or even derail the conveyancing process.
Don't ignore the issue, trusting that the issue won't be discovered. Get advice and tackle it as soon as you can.
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
- Boundary disputes - what to do before selling your home
Read more sale conveyancing articles here.
The conveyancing process for a leasehold property is quite a lot more involved than it is for a freehold home.
Conveyancing solicitors in Wednesbury will also perform extra work, which could include getting ground rent details, through to reserve fund details.
To speed up the leasehold conveyancing process, it is highly recommended that the seller instructs leasehold-specialist property lawyer as early as possible.
What if your conveyancing solicitors are acting for the other side?
Solicitors Regulation Authority (SRA) rules ban the same solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.
You could contact a property solicitor firm in Wednesbury to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.0
Conveyancing - Remortgaging a property in Wednesbury
People remortgage for a variety of reasons, such as moving from a tracker to a fixed-rate, or releasing equity. By far the most common reason, however, is to get a lower interest rate.
Homeowners can appreciate the benefits of a better rate earlier with a more efficient conveyancing solicitor in Wednesbury, working to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can play a key role in securing the rate you want.
It is vitally important that the property lawyer handling your remortgage can also act for your new lender. Our conveyancing team are on all major lenders' panels, so whether you are switching to a variable-rate with Britannia or to a fixed-rate mortgage with the Barnsley Building Society, we can help.
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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