Award-winning No Move, No Fee conveyancing for Willenhall home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying or selling a house or flat and need conveyancing solicitors in Willenhall, our no sale, no fee property lawyers are here to help.
We proactive communication to keep you updated 24/7 and our 100% fixed conveyancing fees service means no nasty suprises.
Our no move no fee guarantee means that if your move does not go ahead, you won't incur any conveyancing solicitors' legal fees.
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Willenhall's most communicative conveyancing service
According to a survey of nearly 1/4 million home buyers commissioned by Modern Law Magazine, nearly 1/4 of conveyancing complaints stemmed from poor communication.
The consumer service charters of both the Conveyancing Quality Scheme (CQS) and the CLC are particularly focused on conveyancing solicitor communication.
Even so, a Conveyancing Association survey of 1,500 people ascertained around half of respondents thought that their transaction would have completed sooner with more effective communication.
Our Willenhall conveyancing solicitors provide an award-winning conveyancing service. We provide the information you require by email, phone and online, every day of the week:
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Updated: October 12, 2018
Willenhall conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Willenhall
Conveyancing solicitor fees will be paid conveyancing solicitors in Willenhall for handling the legal work for your move.
How are Willenhall conveyancing fees calculated?
We work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Willenhall who offer services on a fees per hour basis. Your conveyancing quote explains all fees and disbursements you will need to pay when your house or flat sale completes.
Are there any other costs in addition to conveyancing fees?
In addition to the legal fees you will also need to budget for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy searches or leasehold information packs.
How much will conveyancing in Willenhall cost in total?
While conveyancing fees in Willenhall will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, such as a flooding search, may be necessary and council search fees will vary.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Willenhall
As a key part of the legal work for a property buyer, a conveyancing solicitor in Willenhall will carry out due diligence on the title of the property and report back to the buyer and the lender.
The property lawyer will offer professional advice after making their enquiries, offer pragmatic solutions and confirm that the Land Registry's record of the property is updated.
The following section discusses elements of the legal process for conveyancing solicitors in Willenhall where additional expertise is useful.
- 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 Willenhall conveyancing solicitor must be lender-approved
Whether your mortgage is with a niche lender like Capital Home Loans or a major lender such as TSB, before instructing a conveyancing solicitor in Willenhall it is critical that you make sure that they can represent your lender.
Many lenders will only work with a selected list (known as a 'lender panel') of law firms that meet stringent standards. If your conveyancer is unable to act for your lender, the lender will require an alternative law firm to act in their interests.
You will be expected to pay this substitute solicitor's fees, and weeks could be added to the conveyancing process.
Quittance Conveyancing can carry out the legal work for all major and minor banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Walsall Metropolitan Borough Council)
Property searches are applied for by Willenhall conveyancing solicitors to help identify issues that might potentially compromise how much your home will be worth.
Mortgagees also usually require searches to be submitted. These include:
|Local Authority (LA) search||exposes issues like road schemes that could affect the property|
|Drainage & Water search||describes water mains and sewers, and confirms if these are privately maintained|
|Environmental search||shows risks within 500 metres of the property, such as toxic chemicals in the land|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
Additional searches, such as a radon gas search or a disadvantaged area search, may also be recommended in the initial LA and Environmental searches.
Homebuyers should expect to wait approximately 8 weeks for LA searches delivered by Walsall Metropolitan Borough Council. A private search company will be able to provide this information sooner.
Checking planning status
The buyer's conveyancing solicitor will get an Official Copy of the Title Register from HMLR, helping to identify potential planning issues, for example outbuildings missing from the title plan or limits on the development of the property.
Walsall Metropolitan Borough Council Council Tax
As a homeowner in Willenhall, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance the occupier of a Valuation Band C residential property in the Walsall Metropolitan Borough Council area would pay annual council tax of £1,632.
A conveyancing solicitor in Willenhall will inform the buyer of the home's council tax band as soon as they are notified.
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 £1,224.
Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the property is occupied by someone who is seriously mentally impaired. New build properties are assessed by the Valuation Office Agency and allocated a council tax band.
|Band||Walsall Metropolitan Borough Council Tax (2018)|
Is it possible to reduce my council tax band?To appeal contact:
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 Willenhall properties
The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.Stamp Duty Land Tax will have to be paid by the property purchaser on properties sold for more than £125k.
Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.
See SDLT examples for homes in Willenhall:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£198,487||£1,469.74|
|Average new build||£136,507||£230.14|
Stamp duty relief for first-time buyers in Willenhall
Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000. Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Willenhall for the average price of £128,829 the SDLT would be £6,441.45.
Willenhall conveyancing solicitors should ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Willenhall
Purchasing a leasehold property without understanding the implications can be costly. The numerous common problems lying in wait for an uninformed purchaser could include:
- increasing ground rents
- overpriced managing agent packs
- freeholds sold without first refusal to leaseholders
If you intend to buy a leasehold home, a competent conveyancing solicitor in Willenhall will address aspects of leasehold, for example service charges for relevant date periods, landlord/tenant disputes and managing agent practices.
Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Willenhall?
According to Land Registry data, the average sale price of a new build property in Willenhall is £136,507. 28 new build homes were purchased in Willenhall last year.
A new-build conveyancing solicitor in Willenhall will need to be familiar with local Willenhall factors and the extra complexities of new build, like negotiating new build contracts and handling deposits.
With Quittance Conveyancing, you will get an impartial view of the legal title of the house or flat, with close attention paid to issues ranging from unreasonable leasehold terms to potential freehold acquisition traps.
West Midlands Conservation areas
Whether you are purchasing a period country house or a period townhouse, if the property is in a designated conservation area, any planned modifications to the property might not be permitted by Walsall Metropolitan Borough Council.
These building controls may include:
- Limits on roof terraces
- Restrictions on dormer windows
- Requiring consent to alter doors and guttering
If a property is in breach, you could be ordered (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.
Parts of Willenhall lie within a Walsall LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Willenhall.
Conveyancing - Selling a property in Willenhall
The conveyancing process on a property sale is much easier than for a property purchase. The buyer's conveyancing solicitor carries out a detailed investigation on the property. Conveyancing solicitors in Willenhall acting for the vendor simply answers the purchaser's enquiries.
What could go wrong?
Frequently occurring issues, such as missing planning regulations, have the capacity to endanger a sale.
Don't shy away from finding a solution, hoping the issue will fix itself. Instead, you should seek out professional help and attempt to resolve it proactively.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
- Dispute with a neighbour? What to do before selling your home
For more conveyancing advice for sellers click here.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold property is quite a lot more protracted in comparison with a freehold house.
Conveyancing solicitors in Willenhall will also need to carry out additional work, including requesting an up-to-date service charge statement, through to a copy of any notices served on the leaseholder.
To speed up the leasehold conveyancing process, it is recommended that you contact a leasehold specialist as soon as possible.
What if Quittance conveyancers are acting for the other side?
CLC-regulated conveyancers can act for both sides. However, SRA regulations prevent the same solicitor from acting on both sides in a property sale.
You could contact a property solicitor firm in Willenhall to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.0
Conveyancing - Remortgaging a property in Willenhall
The main reason homeowners remortgage their home is to reduce the monthly repayments. There are also a number of other reasons to switch lenders or mortgage deals, such as wanting a more flexible mortgage, or borrowing more to help pay for an extension.
A good conveyancing solicitor in Willenhall can reduce the remortgage processing time, meaning you move to your lower rate sooner. With rate rises anticipated, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.
The property lawyer will act for both you and your new bank or building society to make sure the parties' interests are protected and that the new interest in the property is registered correctly.
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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