Updated: October 12, 2018

West Bromwich conveyancing solicitor fees

No Move, No Fee conveyancing in West Bromwich

Conveyancing solicitor fees will be paid your West Bromwich conveyancing solicitor for handling the legal work for your move.

Are West Bromwich conveyancing fees and costs fixed?

Some conveyancing solicitors in West Bromwich carry out the legal work on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your quote explains what you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax (SDLT) or managing agent fees.

See: Complete list of conveyancing fees

How much will the total West Bromwich solicitor conveyancing fees be?

Though conveyancing fees in West Bromwich will be the same as anywhere else in the country, the disbursements required can vary. As examples, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in West Bromwich

The conveyancing for a property purchase requires a conveyancing solicitor in West Bromwich to consider a wide range of issues. Examples of such issues can range from defective property title (e.g. grant of reservation of rights) to the mortgageability of the property itself.

The purchaser's solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), offer practical solutions and make sure that the title is registered in the name of the new buyer.

This article considers elements of the buying process for conveyancing solicitors in West Bromwich where specialist conveyancing skills may be required.

Your West Bromwich conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Buckinghamshire Building Society, TSB or any other lender, before you instruct a West Bromwich conveyancing solicitor it is vital that you check that they can act for your chosen lender.

The majority of lenders only accept a select group (often referred to as a 'panel') of firms that match certain criteria. If a conveyancer cannot act for your chosen lender, the lender will need an alternative legal firm to carry out the legal work.

The purchaser will usually need to pay this alternate lawyer's costs and significant delays to your move could occur.

Not checking the lender panel membership of your property solicitor can result in significant delays.

Our conveyancing solicitors can act for all mortgage lenders.

Sandwell Metropolitan Borough Council searches and other searches

Residential property searches are questions submitted to a number of authorities by West Bromwich conveyancing solicitors to highlight issues affecting the property being purchased. They include:

  • Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

You will be notified if your lender needs any additional searches, for example a tin mining search or a geological search.

The typical turnaround time for LA searches supplied by Sandwell Metropolitan Borough Council is 5 weeks, so your solicitor will instead order faster regulated searches.

Ensuring planning permission is in place

Official Entries will also be ordered from HM Land Registry by the conveyancing solicitor acting for the purchaser. This will help to reveal any planning issues. Examples of these include outbuildings lying outside the boundary or neighbours' rights of access.

Sandwell Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in West Bromwich will pay to Sandwell Metropolitan Borough Council will depend on the property's value and the number of residents. For example, for an average Valuation Band E property in West Bromwich, the council tax due would be £1,876.

A conveyancing solicitor in West Bromwich will inform the purchaser of the property'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 reduces the tax due to 75% which would equal £1,407.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Sandwell Metropolitan Borough Council Tax (2018)
A £1,023
B £1,194
C £1,365
D £1,535
E £1,876
F £2,217
G £2,559
H £3,070

Is it possible to appeal?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
2 Broadway
Broad Street
Birmingham
B15 1BG
West Midlands

Stamp Duty on West Bromwich properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

SDLT is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Quittance ensure that the critical SDLT1 form is completed accurately and without delay.

The following table illustrates SDLT examples for average properties in West Bromwich:

  Average selling price (2017) Stamp Duty
Average price £143,207 £364.14
Average price (detached) £213,132 £1,762.64
Average new build £86,446 £0.00

Stamp duty relief for first-time buyers in West Bromwich

In 11/17, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k. Following the recent budget statement, second home buyers must pay a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second home in West Bromwich for the average price of £143,207 the SDLT would be £7,160.35.

West Bromwich conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in West Bromwich

New build site

The possible drawbacks of buying a leasehold property are a source of anxiety for leasehold property purchasers. Ground rent multipliers, onerous clauses in the lease and sinking fund issues are but a few of the frequent complications lying in wait for an uninformed buyer.

Bad or incomplete leasehold advice, from an inexperienced solicitor, could have serious financial consequences.

A experienced conveyancing solicitor in West Bromwich will investigate aspects of the leasehold purchase, for example dealing with freeholders, reviewing the lease and short leases.

Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in West Bromwich?

House being built

The average price for West Bromwich new build homes is £86,446, (HM Land Registry data). 70 new build homes were purchased in West Bromwich last year.

A new-build conveyancing solicitor in West Bromwich must be aware of local issues and the added complexities associated with new build, e.g. confirming building regulation compliance and checking new build mortgage procedures are followed.

Our expert new build team provide a specialist assessment of the legal status of the property, looking out for considerations ranging from the home's subsequent marketability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in West Midlands

If you are intending to buy a home in a conservation area in West Bromwich, the property will need to meet any conservation area restrictions. These conditions, referred to as Article 4 Directions, could include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

The local authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

Your conveyancing solicitor will address whether your planned purchase is located one of West Bromwich's conservation areas.

Conveyancing - Selling a property in West Bromwich

The legal side of a property sale is much simpler than when purchasing. During the sale of a house or flat, the responsibility lies entirely with the buyer to validate that the property's title does not have any legal issues.

On the other side of the transaction, conveyancing solicitors in West Bromwich acting for the current owner only need to answer questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

Issues, such as not having a building regulations completion certificate, have the capacity to endanger a sale.

Don't bury your head, waiting to see if the problem is discovered - speak to an expert and deal with it ASAP.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold property is significantly more specialised than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in West Bromwich will need to conduct additional legal work, including requesting the latest service charge and ground rent statement or details of any deed of variation.

To reduce leasehold-related delays, it is recommended that the seller instruct a property lawyer as soon as the decision is made to sell.

What if you are already acting for the other side?

SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both parties.

You can contact a local West Bromwich conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.

Local West Bromwich conveyancing solicitor directory

  • Gangar & Co, 323 High Street, West Bromwich, West Midlands, B70 8LU
  • Athi Law LLP, 388 High Street, West Bromwich, West Midlands, B70 9LB
  • Baches Solicitors LLP, Lombard House, Cronehills Linkway, West Bromwich, West Midlands, B70 7PL
  • Braitch Solicitors, 380 High Street, West Bromwich, West Midlands, B70 9LB
  • Clark Brookes Turner Cary Limited, 3rd Floor Guardian House, Cronehills Linkway, West Bromwich, West Midlands, B70 8GS

Conveyancing - Remortgaging a property in West Bromwich

People remortgage for a variety of reasons, for example wanting to overpay when the lender refuses, or consolidating loan repayments. The most common reason, however, is to lower their monthly repayments.

A proactive conveyancing solicitor in West Bromwich will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

A property lawyer will need to act for both you and the mortgage provider to make sure the HM Land Registry is notified of the lender's charge over the property and the parties' interests are protected.

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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