Updated: October 12, 2018

Worcestershire conveyancing solicitor fees

No Move, No Fee conveyancing in Worcestershire

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

How are Worcestershire conveyancing fees calculated?

Some conveyancing solicitors in Worcestershire work on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your quote explains what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also need to budget for 'disbursements'.

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 bankruptcy checks or TT fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Worcestershire cost?

Though conveyancing fees in Worcestershire will be the same as anywhere else in the country, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Worcestershire

In carrying out the legal work for a home purchase, a conveyancing solicitor in Worcestershire will carry out due diligence on the tenure and investigate the title of the property and deliver their report on title to the purchaser.

After making their enquiries the lawyer will give advice and will offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

This article gives advice to assist buyers searching for conveyancing solicitors in Worcestershire.

Your Worcestershire conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Worcestershire, it is very important that you make sure that they are on the approved solicitor panel of your mortgage lender, whether you are getting a mortgage from TSB, Platform or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders will only accept a restricted group of legal practices.

If this is the case, the lender will need a different firm to complete the legal work, and you will then have to cover this substitute solicitor's costs. This can push back the completion date of the purchase.

Setbacks can result from failing to confirm your property lawyer's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Worcestershire County Council searches

Residential property searches are enquiries made of various authorities by Worcestershire conveyancing solicitors to help uncover relevant information about the home you want to buy. They include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability owed by Worcestershire properties for local parish repairs.

More specialised searches, such as a radon gas search or a disadvantaged area search, may also be referred to in the standard searches.

Worcestershire County Council has an approximate lead time of 6 weeks for property searches. Your conveyancer will alternatively recommend using a faster search agent.

Planning searches

The buyer's conveyancing solicitor will source office copies from the Land Registry. This will help to expose planning issues. These issues could include restrictive covenants governing the use of the property or discrepancies with the filed plan.

Worcestershire County Council Council Tax

Worcestershire County Council calculate council tax on Worcestershire homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a home in the Worcestershire County Council area in Band - would pay - per annum.

Conveyancing solicitors in Worcestershire will inform the buyer of the home's tax band as soon as they are made aware.

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 -.

Other discounts and exemptions could also apply, e.g. 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. Homes constructed after 1991 are allocated a band by the Valuation Office Agency.

-

Is it possible to appeal?

To appeal contact:

Valuation Office Agency
Block A Government Buildings
Whittington Rd
Worcester
WR5 2LB
Worcestershire

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Worcestershire properties

Stamp duty is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125,000. Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

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

The following table illustrates stamp duty examples for average properties in Worcestershire:

  Average selling price (February 2018) Stamp Duty Land Tax
Average price £253,704 £2,685.20
Average price (detached) £351,065 £7,553.25
Average new build £205,413 £1,608.26

Stamp duty relief for first-time buyers in Worcestershire

For first-time buyers, stamp duty is only payable on purchases over £300,000. Homeowners must pay a higher rate of SDLT when purchasing a second home. Therefore, if a homeowner in Worcestershire bought a second home for the average price of £253,704 the SDLT would be £20,296.32.

Conveyancing solicitors in Worcestershire will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Worcestershire

New build site

It can be costly to buy a leasehold property without understanding the implications. There are numerous technical issues that could be lying in wait for an uninformed buyer, including costly and undisclosed major works and doubling ground rents.

Severe consequences can result from an inexperienced conveyancing solicitor's bad leasehold advice.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Worcestershire will consider possible leasehold issues, including :

  • understanding regional and era-specific nuances of leases
  • ground rents and service charges
  • dealing with freeholders
  • planned large scale expenditure is planned
  • short leases

Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Worcestershire?

House being built

The average price for new builds in Worcestershire is £279,652. 48 brand new homes have been bought in Worcestershire in 2018 so far.

The legal work for buying a new build property is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Worcestershire should be aware of local considerations and will need to report to clients on a number of issues, such as investigating developer incentives and ensuring new estate roads are adopted.

With Quittance Conveyancing, you will get an impartial assessment of the property's legal status, and in particular issues like unreasonable leasehold terms and likely freehold acquisition traps.

Conservation areas

When carrying out the legal work for a home in Worcestershire, a conveyancing solicitor will need to confirm if the residential property is in a conservation area in Worcestershire. If it is, the house could be affected by specific conditions. Referred to as Article 4 directions, these conditions may include restrictions on the removal of front boundary walls, railings or fences, restrictions on side or 2 storey extensions or general restrictions governing non-uniform additions or modifications.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Worcestershire

The legal side of a sale of a home is normally less troublesome than for a purchase. The buyer has to carry out a full legal review on the property and its legal title. Conveyancing solicitors in Worcestershire acting for the vendor essentially just collates requested paperwork (e.g. warranties and certificates) and answers the purchaser's enquiries .

What could put a property sale at risk?

Common issues, like not being insurable, can potentially hinder the conveyancing process.

Property experts almost always advise that vendors face these issues head on and fix them.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The legal work for a leasehold property is a great deal more specialised than it is for a freehold home.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Worcestershire, which could include requesting an up-to-date service charge statement or details of the length of leases of other flats in the block.

Given the complexities of leasehold property, it is highly recommended that the vendor contacts a lawyer with leasehold experience as soon as possible.

Can Quittance conveyancers act for both parties?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You may wish to contact a law firm in Worcestershire to undertake your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Worcestershire

People remortgage a home for a variety of reasons, for example releasing funds to help kids get on the property ladder, or fixing the mortgage on a new discounted rate. The main reason, however, is to get a lower interest rate.

Homeowners should be able to enjoy a better rate sooner by using a more efficient conveyancing solicitor in Worcestershire. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer conducting the legal work needs to be able to act for your chosen mortgage provider. Our conveyancing team are on all major UK lenders' panels, so no matter whether you are switching to a fixed-rate mortgage with the HSBC or to a discounted-rate mortgage with the Furness Building Society, our remortgage specialists 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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