Updated: October 12, 2018

Wednesfield conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wednesfield

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

Are Wednesfield conveyancing fees and costs fixed?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in Wednesfield who carry out the legal work on a price per hour basis. Your quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

What are disbursements?

On top of the conveyancing 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 TT fees or Stamp Duty.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Wednesfield cost?

Conveyancing solicitor fees in Wednesfield will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, specific extra searches, such as a mining search, may be necessary and council search fees will vary.

There are no hidden fees or nasty surprises with Quittance. For a standard home 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Wednesfield

The conveyancing for a home purchase will require the conveyancing solicitor in Wednesfield to consider a wide range of issues. Examples of such factors are defective property title (e.g. grant of reservation of rights) and problems affecting the mortgageability (e.g. a short lease).

The buyer's solicitor will feed the results of their enquiries back to the buyer and their lender, find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.

This section sets out assistance for buyers looking for conveyancing solicitors in Wednesfield.

Your Wednesfield conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a less common mortgage lender like Ahli United Bank, to a large lender such as the Bank of Scotland. Before selecting a conveyancing solicitor in Wednesfield, whoever you choose, it is essential that you check that they are on the panel of your lender.

Your lawyer may be unable to act for your lender, because some lenders will only work with a selected list (known as a 'panel') of legal practices that pass strict standards.

Under these circumstances, the lender will probably need an alternative firm to complete the legal work, and you will be expected to pay this alternative solicitor's costs. This can frustrate or delay the process.

Not checking your lawyer's lender panel status could result in serious delays.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Wolverhampton City Council searches

Residential property searches will be applied for by Wednesfield conveyancing solicitors to help spot any wider issues that might compromise how much the property you are buying will be worth.

Mortgagees almost always need property searches to be carried out. These include:

Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Wednesfield properties for local parish repairs.

Further searches, such as a tin mining search or a Forestry Commission search, may also be advised in the initial LA and Environmental searches.

The average delivery time for LA searches supplied by Wolverhampton City Council is 7 weeks, so personal (as opposed to official) searches will be faster.

Checking planning status

Official Entries will also be obtained from HM Land Registry by the conveyancing solicitor acting for the purchaser. This will help to reveal any planning issues. These issues could include the title plan showing only very general boundaries or restrictions that limit alterations.

Wolverhampton City Council Council Tax

The council tax paid by a homeowner is based on a number of criteria which include the size and character of the property and the property's value as at 1 April 1991. For instance a house in the Wolverhampton City Council area in Valuation Band B would pay £1,344 per annum.

Wednesfield conveyancing solicitors will inform a buyer of the property's band once this is confirmed by the searches.

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 £1,008.

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 owned by a charity and is unoccupied. A house or flat constructed after 1991 is assessed by the Valuation Office Agency.

Band Wolverhampton City Council Tax (2018)
A £1,152
B £1,344
C £1,536
D £1,728
E £2,112
F £2,495
G £2,879
H £3,455

Can I dispute my band?

To challenge your banding contact:

Valuation Office Agency
Crown House
Birch St
West Midlands

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 40 council tax challenges were made, of which 10 were approved and the tax was reduced.

Stamp Duty on Wednesfield properties

The current Stamp Duty Land Tax threshold is £125k in England and Wales. Stamp Duty Land Tax is paid to HMRC (formerly Inland Revenue) by completing an SDLT1 form. The form is lengthy and complex.

Quittance Conveyancing's online case management system integrates with online SDLT filing systems to ensure that the Stamp Duty Land Tax is paid quickly and with minimal fuss.

See table below for Stamp Duty Land Tax examples for homes in Staffordshire:

  Average selling price (2018 to date) Stamp Duty
Average price £205,183 £1,603.66
Average price (detached) £298,064 £4,903.20
Average new build £256,590 £2,829.50

Stamp duty relief for first-time buyers in Wednesfield

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Wednesfield bought a second home for the average price of £205,183 the SDLT would be £10,259.15.

Wednesfield conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wednesfield

New build site

It is risky to buy a leasehold home if you don't know what you are getting into. The many potential complications lying in wait for an uninformed purchaser include incomplete management company accounts, increasing ground rents and leases with fewer than 80 years to run.

Serious financial ramifications can result from a less-experienced conveyancer's failure to give good leasehold advice.

A competent conveyancing solicitor in Wednesfield will investigate aspects of the leasehold purchase, for example service charges for relevant date periods, leaseholder/freeholder disputes and managing agent practices.

Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Wednesfield?

Building site

81 new build homes have been bought in Wednesfield in 2018 so far, according to data compiled by the HM Land Registry. The average price for Wednesfield new build property is £256,590.

A new-build conveyancing solicitor in Wednesfield must be aware of both local Wednesfield considerations as well as the extra complexities of new build, e.g. dealing with incomplete service connection agreements, handling deposits and registering ownership with warranty providers, including NHBC Buildmark, Advantage and Global Home Warranties.

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

Staffordshire Conservation areas

When carrying out the conveyancing for a purchase in Wednesfield, a conveyancing solicitor will need to confirm if the home is in one of Wednesfield's conservation areas. If it is, the house could be affected by specific constraints. These constraints, referred to as Article 4 Directions, could include anything from restrictions on the use of PVC or aluminium windows, to restrictions on hard standings at the front of the property.

If a property is in breach, the local planning authority can instruct the owner to 'undo' the recent changes, even if the previous owner carried out the alterations.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Wednesfield.

Conveyancing - Selling a property in Wednesfield

Conveyancing for a property sale is normally less troublesome than when purchasing. The buyer does thorough due diligence on the legal title of your home. Conveyancing solicitors in Wednesfield acting for the vendor simply collates information and replies to the solicitor's standard and additional enquiries .

What could go wrong?

Properties can face a series of legal problems (e.g. problems with a party wall agreement or a complex 'Green Deal') which may jeopardise a sale.

Don't bury your head in the sand, hoping the issue will fix itself - seek out professional help, square up to the issue(s), and find a solution at the earliest stage.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The legal work for a leasehold flat or house is significantly more difficult than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Wednesfield will need to conduct additional legal work, which could include sourcing the latest service charge and ground rent statement or the minutes of the last AGM (if there is a management company).

It is recommended that the vendor contacts a conveyancer with leasehold experience as soon as is practicable to reduce delays.

What if you are acting for the other side?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a property sale. However, CLC-regulated conveyancers, can act for both sides.

You could contact a law firm in Wednesfield to carry out your legal work, if we are carrying out the legal work for the other side.

Local Wednesfield conveyancing solicitor directory

  • Crown Prosecution Service West Midlands, Wednesfield Police Station, Alfred Squire Road, Wednesfield, Wolverhampton, West Midlands, WV11 1XU

Conveyancing - Remortgaging a property in Wednesfield

People remortgage a home for all sorts of reasons, for example getting onto a longer fixed-rate term, or releasing funds to help kids get on the property ladder. The main reason, however, is to get a lower interest rate.

An efficient conveyancing solicitor in Wednesfield can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates uncertain, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer will act for both you and the bank or building society to certify the lender's interests are safeguarded and the lender's new interest is correctly registered.

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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