Updated: October 12, 2018

Wombourne conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wombourne

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Wombourne for carrying out the legal work for a property transaction.

How are Wombourne conveyancing fees calculated?

Some conveyancing solicitors in Wombourne carry out the legal work on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as office copies and title plans or bankruptcy checks.

See: Complete list of conveyancing fees

How much will conveyancing in Wombourne cost in total?

While conveyancing fees in Wombourne will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, specific extra searches, such as a mining search, may be necessary and Local Authority Search fees can vary.

There are no hidden costs or surprises to be paid with Quittance. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Wombourne

"Caveat emptor", or "buyer beware", was a fundamental principle of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it is still the duty of a buyer's solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Wombourne will offer suggestions and advice following their enquiries, deal with any legal issues and register the title in the new owner's name.

This part of the article provides invaluable advice for buyers who need conveyancing solicitors in Wombourne.

Your Wombourne conveyancing solicitor must be lender-approved

There are many lenders, from a large lender such as the Royal Bank of Scotland, to a financial institution like the Ecology Building Society. Before you choose a conveyancing solicitor in Wombourne, you need to check that they are approved by your mortgage lender.

Many banks and building societies only accept a selected list (known as a 'panel') of legal practices that pass strict standards. If your conveyancer is not on the panel of your mortgage lender, the lender will require an alternative firm to complete the legal work.

The purchaser will be expected to pay this alternative lawyer's costs and the conveyancing process could take much longer.

Neglecting to check your lawyer's lender panel status could mean serious delays.

Our solicitors are approved to act for all mortgage providers.

Property Searches (South Staffordshire Council)

Searches are carried out by Wombourne conveyancing solicitors to help to identify any significant issues that might reduce the value of the property you are purchasing.

Mortgagees also usually require property searches (sometimes referred to as 'conveyancing searches') to be purchased. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Homebuyers will be made aware if your lender needs any further searches, for example a radon gas search or an agricultural search.

South Staffordshire Council has an approximate turnaround time of 7 weeks for property searches. A local search provider will be able to provide this information faster.

Planning documents

Office copies will also be obtained from HMLR by your conveyancing solicitor, assisting with the identification of any planning issues, such as discrepancies with the filed plan or rights or restrictions on how the property may be used.

South Staffordshire Council Tax

South Staffordshire calculate council tax on Wombourne homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band B, for example, would owe annual council tax of £1,276.

Wombourne conveyancing solicitors will inform the purchaser of the property's tax band after 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 reduces the tax due to 75% which would equal £957.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is a 'granny annexe'.

Band South Staffordshire Tax (2018)
A £1,094
B £1,276
C £1,458
D £1,641
E £2,005
F £2,370
G £2,734
H £3,281

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Crown House
Birch St
Wolverhampton
WV1 4DS
West Midlands

In the 2016/17 financial year, 30 council tax challenges were made, of which 10 were approved and the tax was reduced.

Stamp Duty on Wombourne properties

The buyer (rather than the seller) will have to pay stamp duty on the purchase price of the home if it exceeds £125k. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates stamp duty examples for average properties 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
Following the autumn budget statement, second home buyers have had to pay an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second property in Wombourne for the average price of £205,183 the SDLT would be £10,259.15.

Stamp duty relief for first-time buyers in Wombourne

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Wombourne will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Wombourne

New build site

Buying a leasehold property is not as simple as purchasing a freehold home. The numerous common problems awaiting the unsuspecting buyer could include unreasonable managing agent fees, ground rent multipliers and short leases.

Serious financial ramifications can result from an inexperienced conveyancer's erroneous leasehold advice.

If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Wombourne will consider potential leasehold issues, e.g. annual statements of account and budgets for service charges, the implications of the remaining length of the lease and reviewing correspondence between the freeholder and leaseholder.

Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Wombourne?

House being built

81 new build homes have been bought in Wombourne in 2018 so far, based on information from HMLR. The average cost of Wombourne new build properties is £256,590.

The legal work for buying a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a Wombourne conveyancing solicitor should be aware of local issues and must check numerous things, such as checking new build mortgage procedures are followed and dealing with incomplete service connection agreements.

With our new build team, you will get an impartial assessment of the legal title of the house or apartment, scrutinising contract concerns ranging from the home's future resaleability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Staffordshire Conservation areas

Whether you are planning to buy a period cottage or a period townhouse, if the property is in a protected conservation area, your plans to develop the property might not be allowed by South Staffordshire.

These conditions, referred to as Article 4 Directions, may include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

The local planning authority (LPA) for South Staffordshire has designated conservation area status on certain areas of Wombourne. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Wombourne.

Conveyancing - Selling a property in Wombourne

The conveyancing process on a property sale is less difficult than when buying. The purchaser conducts an investigation on your home. Conveyancing solicitors in Wombourne acting for the vendor merely replies to the solicitor's standard and additional enquiries.

How to reduce the risk of an abortive sale

Common hurdles, such as excessive ground rent or not having appropriate warranties, can potentially jeopardise a sale if not dealt with promptly.

In most cases, it is a good idea for sellers to address any such problems immediately.

Further reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold property is a great deal more protracted than for a more straightforward freehold house.

Wombourne conveyancing solicitors will also need to carry out additional work. This can involve collating the latest service charge and ground rent statement, through to details of any consents for alterations.

It is recommended that the seller instructs a leasehold specialist as soon as an estate agent is chosen to ensure any legal complexity is correctly handled.

Can your conveyancing solicitors act for both the buyer and the seller in a single transaction?

A conveyancer regulated by the CLC can act for both the buyer and the seller. However, SRA rules ban the same solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a Wombourne home, and one of our conveyancing solicitors is acting for the other side, you could instruct a property solicitor firm in Wombourne to carry out your legal work.

Local Wombourne conveyancing solicitor directory

  • Stephensons, The Cottage, High Street, Wombourne, Wolverhampton, West Midlands, WV5 9DN

Conveyancing - Remortgaging a property in Wombourne

By far the most common reason people remortgage a home is to get a more affordable interest rate. There are any number of other reasons to remortgage, such as the current mortgage deal coming to an end, or extending the mortgage term.

A proactive conveyancing solicitor in Wombourne can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

It is vitally important that the property lawyer handling your remortgage can act on behalf of the new bank or building society. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are moving to a cashback mortgage with the Halifax or to a variable-rate mortgage with the Harpenden Building Society, Quittance 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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