Buying, Selling or Letting a Property

A reliable and efficient service for all your property needs

What do we do?

Our experienced property solicitors provide a wide range of services to help safeguard your home or property investments. From tenancy agreements to advice on buying property at auction, we’re here to provide guidance and support whatever your circumstances may be. If you’re facing a housing or property issue, contact us on 0121 511 2233 and we’ll arrange for you to have a free, initial chat with one of our specialist legal experts.

How we do it?

Our job is to look after the legal aspects of moving house. We promise to explain how it works in plain and simple language, quote you a fixed price up front and provide you with regular updates. All the work is done here in Oldbury in the West Midlands.

Our friendly, knowledgeable solicitors are here to provide all the help and advice you need, freeing you up to start planning the move. So if you’re looking for legal help to buy or sell a house, call us today on 0121 511 2233.

Moving House

Buying or selling property? Having a friendly and approachable solicitor working hard for you will undoubtedly help when things feel difficult. A good conveyancing solicitor will check contracts quickly, carry out all local searches efficiently, and spot any potential problems before they affect you. We’re here to help, and we’re happy to help.

Widely regarded as being one of the more stressful of life’s experiences, the process of buying or selling a house (or doing both at the same time) can at least feel much smoother when you have a great solicitor working hard for you on your behalf.

How to Sell Guide

How to Buy Guide

Are you looking for conveyancing solicitors in the Black Country area?

At Silks Solicitors we know how stressful it can feel when you’re buying or selling property, which is why we combine expert legal advice with fast, attentive and practical help that’s tailored to your circumstances. We will work quickly and efficiently, whilst ensuring we always keep you in the loop from start to finish. We’re here so that you don’t have to worry about the legal side of buying and selling property. We protect your interests, check all documentation, and identify any appropriate issues relating to the property, land and local area.

Customer Service

We also work hard on our excellent customer service. That’s because our clients are at the heart of everything we do. We’re more than happy to fully explain our legal fees upfront, so there are no hidden costs that appear on your bill. We’re accessible, and we give all clients direct contact details for their solicitor so if you have a query that’s troubling you we’ll always do our best to get a same-day response back to you. We hope you find us friendly, efficient and professional at all times.

Want specific help regarding some aspect of conveyancing?

We have many years of experience in providing services as conveyancing solicitors in the West Bromwich area (covering Oldbury and Netherton). If you’re thinking about buying at auction, looking into investment and buy-to-let properties, want advice on leasehold properties or planning law, considering remortgaging, or want to take legal advice on tenancy agreements and deposits, we can help with expert legal advice tailored to precisely your own particular needs.

Friendly expert conveyancing solicitors who are local to Oldbury and Netherton

Amarjit Chohan is a valued part of our Residential Conveyancing Department; “A very rewarding part of my job is when I liaise with all relevant different parties in order to ensure that a property transaction happens as smoothly as possible. Naturally, I understand how important a property transaction is, and I work very hard to provide the excellent level of customer service that all my clients demand and deserve.” Call an expert law firm in the Black Country today.

Investment and buy to let properties

More and more people are enjoying the rewards of investing in property. And buying-to-let is a great way to ensure that your property provides a regular income and strong return on your investment. The key to successful property investment is to do your homework and seek expert legal advice before investing in a property.

At Silks Solicitors we can help you with every stage of the property investment journey from choosing the right property to finding suitable tenants. We’ll also help ensure that your investment is sound and take care of all the legal aspects from arranging searches and surveys to drafting a sound tenancy agreement. When buying-to-let there are different legal requirements to buying your own home and so it’s always worth speaking with a solicitor that specialises in this area. Our property solicitors provide friendly, common-sense advice for all aspects of property investment and are experts in landlord and tenant law. We’ll explain what rights you have as a landlord and help you understand the responsibilities you have to your tenants. For first-time landlords, our advice is invaluable, providing the peace of mind that everything is in place and legally sound. For advice about investment and buy to let properties, call one of our experts today on 0121 511 2233. We offer a free, initial over-the-phone chat, so you can find out about the process, timescales and costs with no obligations.

Remortgaging

As a homeowner, at some point you may wish to consider remortgaging – either to take advantage of a better mortgage deal or to release money from your property. And with different mortgage providers offering different deals, you may wish to consider changing to a new lender.

At Silks Solicitors we make remortgaging as quick and simple as possible. We’ll guide you through the process, taking care of any paperwork and legal checks. We’ll also review the terms of your existing mortgage so that you don’t uncover any surprises further down the line. Our friendly solicitors are experts in all areas of property law but will always speak your language – not legal jargon, giving you the confidence that you’re making the right decisions at every stage. With our free initial telephone conversation and no hidden costs policy, finding out more about your remortgaging options is straightforward. Call us today on 0121 511 2233 to arrange a chat with one of our experts today.

Planning Law

If you are looking to make changes to your home, there are planning laws that say what you can, and cannot do. There are also certain processes to follow. Silks Solicitors take away many of the worries as we know you have enough on your plate.

Planning law ensures you don’t change your property, or build a new one, without thinking about the wider community. You need to know what these legal controls are. Planning laws are complex. If you want to change the use of your property or your gardens, you will need to do this properly. If you wish to object to changes made by your neighbours, there is a way to do this too. And for anyone living in a listed building or conservation area, you need to know what laws apply. We explain planning laws as simply as we can. Our lawyers are experts, so you have the comfort of knowing we won’t knowingly let you upset your neighbours. You will be kept in touch with throughout the process. We promise that any queries you have will be dealt with promptly. Make contact with Silks Solicitors and together, we can plan the best way for you to achieve your property dream. Call us today on 0121 511 2233.

Leasehold Properties

If you’re looking for advice about leaseholds, we’re here to help. Leasehold is a particular type of property ownership that comes with its own unique legal rights and responsibilities. Many flats in the UK are sold on a leasehold basis but leasehold can apply to other properties too.

Because leasehold is a specialist area of property law, it’s a good idea to seek legal advice before entering into any leasehold agreements. Leases vary from one property to another and so it’s important that you understand all of your legal rights when buying a leasehold property. You’ll want to know details such as how long the lease has left to run, whether you are allowed to make any improvements to the property, and who is responsible for ongoing maintenance costs. At Silks Solicitors we advise on all the legal aspects of leasehold properties – whether you are planning to buy or sell a leasehold. We can also advise you on your rights and provide help if you’re experiencing difficulties with a current leasehold property. Our friendly solicitors will explain the process clearly and answer any questions you may have. We offer a free, initial over-the-phone conversation, so you can find out about our service, timescales and costs with no obligations. So for advice about leasehold property law, contact one of our experts today.

Tenancy Agreements and Deposits

Whether you’re a landlord or a tenant, it makes good sense to have a solid tenancy agreement in place. Not only will this highlight your rights and responsibilities but it will also help maintain a positive relationship between you and your landlord or tenant.

A tenancy agreement is a contract between a tenant and a landlord. It should clearly explain what is expected of each party, providing everyone with the peace of mind that they know where they stand. As well as asking a tenant to sign a tenancy agreement, landlords are also legally entitled to request a deposit before letting a property to a tenant. The deposit provides security to the landlord but should be returned to the tenant at the end of the lease, providing that the terms set out in the tenancy agreement have been met. Landlords are now legally required to place the deposit in one of three government-backed tenancy deposit schemes. Silks Solicitors offers expert advice regarding tenancy agreements and deposits for both tenants and landlords. So if you have a question or would like to find out how we can help, give us a call today on 0121 511 2233. Our friendly and knowledgeable property solicitors are here for you and our free first advice promise ensures that it won’t cost you a penny to see how we can help you. With no hidden costs and our same day response promise, you can get answers to your questions quickly and easily.

Transfer of Title

Are you looking to transfer the ownership of a property from one person to another? Although this is a fairly straightforward process, it’s important that it is completed correctly to ensure everything progresses smoothly and to avoid unexpected problems in the future.

Our expert property solicitors can help with every stage of a transfer of title, providing the support to complete your transfer efficiently and correctly. We’ll contact the Land Registry on your behalf and ensure that all the necessary documentation is completed properly. We will also explain any factors that may arise from the transfer – giving you the peace of mind that all the legal details have been covered correctly. We’ll keep you informed throughout every stage to help ensure that your transfer process is swift and straightforward. So if you’d like to chat with our experts about a transfer of title, call us today on 0121 511 2233.

Buying at Auction

Buying property at auction can be an exciting experience and is often a great way to get a good deal. However, it can also be a step into the unknown – particularly if it’s your first time. By talking to a legal expert before buying at auction you can approach the process with confidence and avoid costly mistakes.

Silks Solicitors can advise you on all the important aspects to consider before bidding at auction, helping to ensure that any property you do bid on will be a sound investment. We can also take care of all the legal practicalities of the sale/purchase, from checking property ownership to arranging surveys and searches. Our friendly and knowledgeable property auction solicitors will give you all the guidance you need to be able to enter the purchase with confidence. With our help, buying a property at auction can be very rewarding. Call us today on 0121 511 2233 to speak to a property solicitor. With our same day response promise and no hidden costs policy, we make property law straightforward and hassle-free.

Prices

PLEASE NOTE

WE DO NOT PAY ANY FORM OF REFERRAL FEE
WE DO NOT CHARGE FOR ACTING FOR THE LENDER (OTHER THAN IN EXCEPTIONAL CIRCUMSTANCES)
ALL POSTAGE AND CORRESPONSE COSTS ARE INCLUDED IN OUR FEE

Purchase of a freehold residential property

Our fees cover all of the work* required to complete the purchase of your new home, including dealing with registration at the Land Registry and dealing with the payment of Stamp Duty Land Tax (Stamp Duty) if the property is in England, or Land Transaction Tax (Land Tax) if the property you wish to buy is in Wales.

Conveyancer’s fees and disbursements

Legal fee (average) £590 +VAT

In this example, a property valued at £180,000 the legal fee is £600 +VAT

Fees are dependent on the value of the property. For example, on a freehold property sale on a property value of £150,000 the fee will be £575 +VAT, and on a freehold property sale on a property value of £400,000 the fee will be £875 +VAT.

Search fees average £300-350 +VAT (dependent on Local Authority) assuming £325 +VAT for this example
HM Land Registry fee £30 for this example (fees vary depending on the nature of transaction and value of property)

https://www.gov.uk/guidance/hm-land-registry-registration-services-fees

Electronic money transfer fee £25 +VAT
Client ID fee £15 +VAT
SDLT fee £75
VAT payable £193

Estimated subtotal: £1,263

Depending on the nature of the transaction, we may also apply the following:

Dealing with each gifted deposit on any transaction £75 + VAT
Dealing with the draw down of each HTB/Lifetime ISA bonus £75 +VAT
Dealing with any HTB equity loan/mortgage £375 + VAT

Disbursements are costs related to your matter that are payable to third parties, such as Land Registry fees. We handle the payment of the disbursements on your behalf to ensure a smoother process

Stamp Duty or Land Tax (on purchase)

This depends on the purchase price of your property. You can calculate the amount you will need to pay by using HMRC’s website or if the property is located in Wales by using the Welsh Revenue Authority’s website here.

SDLT £1,100

Estimated total including SDLT £2,363

How long will my house purchase take?

How long it will take from your offer being accepted until you can move in to your house will depend on a number of factors. The average process takes between six-twelve weeks.

It can be quicker or slower, depending on the parties in the chain. For example, if you are a cash buyer, purchasing a freehold property, it could take four-six weeks. However, if you are buying a freehold property with a mortgage and with a number of parties in the chain, this can take significantly longer, potentially between three and four months. In such a situation additional charges would apply.

Stages of the Process

The precise stages involved in the purchase of a residential property vary according to the circumstances. However, below is a brief outline of the process:

Take your instructions and verify identification
Check the source of funds
Check finances are in place to fund purchase
Receive and check contract documents
Carry out searches
Make any necessary enquiries of seller’s solicitor
Receive mortgage instructions on behalf of your mortgage provider and go through conditions (where a mortgage is required)
Advise you on all documents and information received as events occur

Arrange a meeting to see you at the office to go through all relevant documentation and obtain your signature, to discuss prospective dates for exchange of contracts and completion with you, and advise you on joint ownership

Agree completion date with all parties in the chain (date from which you own the property)
Arrange to collect your deposit from you
Exchange contracts and notify you that this has happened
Arrange for all monies needed to be collected from lender and you
Complete purchase
Deal with payment of Stamp Duty/Land Tax
Deal with application for registration at Land Registry

* Our fee assumes that:

this is a standard transaction and that no unforeseen matters arise including for example (but not limited to) a defect in title which requires remedying prior to completion or the preparation of additional documents ancillary to the main transaction
the transaction is concluded in a timely manner and no unforeseen complication arise
all parties to the transaction are co-operative and there is no unreasonable delay from third parties providing documentation
no indemnity policies are required. Additional disbursements may apply if indemnity policies are required.

Purchase of a leasehold residential property

Our fees cover all the work* required to complete the purchase of your new home, including dealing with registration at the Land Registry and dealing with the payment of Stamp Duty Land Tax (Stamp Duty) if the property is in England, or Land Transaction Tax (Land Tax) if the property is in Wales.

Conveyancer’s fees and disbursements

Legal fee (average) £725

In this example, a property valued at £180,000 the legal fee is £850 +VAT

Fees are dependent on the value of the property. For example, on a freehold property sale on a property value of £150,000 the fee will be £700 +VAT, and on a freehold property sale on a property value of £400,000 the fee will be £875 +VAT.

There is no fee for acting on behalf of the mortgage lender
Search fees average £300-350 +VAT (dependent on Local Authority) assuming £325 +VAT for this example
HM Land Registry fee £95 for this example (fees vary depending on the nature of transaction and value of property)

https://www.gov.uk/guidance/hm-land-registry-registration-services-fees

Electronic money transfer fee £25 +VAT
Client ID fee £15 +VAT
VAT payable £243

Estimated subtotal £1,553

Depending on the nature of the transaction, we may also apply the following:

Dealing with each gifted deposit on any transaction £75 + VAT
Dealing with the draw down of each HTB/Lifetime ISA bonus £75 +VAT
Dealing with any HTB equity loan/mortgage £375 + VAT

Disbursements

Disbursements are costs related to your matter that are payable to third parties, such as search fees. We handle the payment of the disbursements on your behalf to ensure a smoother process. There are certain disbursements which will be set out in the individual lease relating to the Property. The disbursements which we anticipate will apply are set out separately below. This list is not exhaustive and other disbursements may apply depending on the term of the lease. We will update you on the specific fees upon receipt and review of the lease from the seller’s solicitors.

Anticipated Disbursements*

Notice of Transfer fee – This fee if chargeable is set out in the lease. This can be as low as £10 but can be in excess of £200.
Notice of Charge fee (if the property is to be mortgaged) – This fee is set out in the lease. This can be as low as £10 but can be in excess of £200.
Deed of Covenant fee – This fee is provided by the management company for the property and can be difficult to estimate. Often it is between £50 and £200.
Certificate of Compliance fee – To be confirmed upon receipt of the lease, as can range between £50 – £200.

*These fees vary from property to property and can on occasion be significantly more than the ranges given above, and may or may not be subject to VAT. We can give you an accurate figure once we have sight of the leasehold information pack.

You should also be aware that ground rent and service charge are likely to apply throughout your ownership of the property. We will confirm the ground rent and the anticipated service charge as soon as this we receive this information.

Stamp Duty Land Tax

SDLT £1,100

Grand estimated total £3,053

Stages of the process

The precise stages involved in the purchase of a residential leasehold property vary according to the circumstances. However, below we have suggested some key stages that you may wish to include:

Take your instructions and verify identification
Check the source of funds
Check finances are in place to fund purchase
Receive and check contract documents
Receive leasehold information pack from seller’s solicitors (this can extend the length of the transaction as it can take several weeks for this to be made available)
Carry out searches
Make any necessary enquiries of seller’s solicitor
Receive mortgage instructions on behalf of your mortgage provider and go through conditions (where a mortgage is required)
Advise you on all documents and information received as events occur
Arrange a meeting to see you at the office to go through all relevant documentation and obtain your signature, to discuss prospective dates for exchange of contracts and completion with you, and advise you on joint ownership
Agree completion date with all parties in the chain (date from which you own the property)
Arrange to collect your deposit from you
Exchange contracts and notify you that this has happened
Arrange for all monies needed to be collected from lender and you
Complete purchase
Deal with payment of Stamp Duty/Land Tax
Deal with application for registration at Land Registry
Send the Notice of Transfer/Charge and/or Deed of Covenant and/or Certificate of Compliance (and make payment)

How long will my house purchase take?

How long it will take from your offer being accepted until you can move in to your house will depend on a number of factors. The average process takes between two-three months. It can be quicker or slower, depending on the parties in the chain. For example, if you are a cash buyer, purchasing a property with no other parties in the chain, it could take two months. However, if you are buying a leasehold property which requires a mortgage and there are a number of parties in the chain, this can take significantly longer, between three and four months. In such a situation additional charges would apply.

* Our fee assumes that:

this is a standard transaction and that no unforeseen matters arise including for example (but not limited to) a defect in title which requires remedying prior to completion or the preparation of additional documents ancillary to the main transaction
this is the assignment of an existing lease and is not the grant of a new lease (only for LH)
the transaction is concluded in a timely manner and no unforeseen complication arise
all parties to the transaction are co-operative and there is no unreasonable delay from third parties providing documentation
no indemnity policies are required. Additional disbursements may apply if indemnity policies are required

Remortgage

Our fees cover all of the work* required to complete the remortgage of your home, including redeeming the current mortgage and dealing with registration at the Land Registry.

Conveyancer’s fees and disbursements

Legal fee (average) £400 +VAT

Fees are dependent on the value of the property and if the property if freehold or leasehold.

Office Copies average £6

Search fees average £300-350 +VAT (dependent on Local Authority) assuming £325 +VAT for this example
HM Land Registry fee £30 for this example (fees vary depending on the nature of transaction and value of property)

https://www.gov.uk/guidance/hm-land-registry-registration-services-fees

Electronic money transfer fee £25 +VAT
Client ID fee £15 +VAT
VAT payable £153

Estimated total: £954

Disbursements are costs related to your matter that are payable to third parties, such as Land Registry fees. We handle the payment of the disbursements on your behalf to ensure a smoother process.

How long will my remortgage take?

How long your remortgage will take depend on several factors. The average process takes between one to two months.

Stages of the process

The precise stages involved in the remortgage vary according to the circumstances. However, below is a brief outline of the process:

Take your instructions and verify identification
Obtain Office Copy Entries and redemption figure
Check the source of funds in the event that you are reducing your borrowing or providing any funds yourself
Receive mortgage instructions on behalf of your mortgage provider and go through conditions
Carry out searches
Discuss terms of mortgage offer with you

Arrange a meeting to see you at the office to go through all relevant documentation and obtain your signature, to discuss prospective dates for completion with you

Agree completion date with you (date from which you own the property)
Arrange for all monies needed to be collected from lender and you
Complete remortgage and discharge any existing mortgage
Deal with application for registration at Land Registry

Sale of a freehold residential property

Our fees cover all the work* required to complete the sale of your home, including dealing with registration at the Land Registry.

Conveyancer’s fees and disbursements

Legal fee (average) £560 +VAT

In this example, a property valued at £180,000 the legal fee is £575 +VAT

Fees are dependent on the value of the property. For example, on a freehold property sale on a property value of £150,000 the fee will be £550 +VAT, and on a freehold property sale on a property value of £400,000 the fee will be £875 +VAT.

Office copy entry and title plan £12-32
Electronic money transfer fee £25 +VAT
Client ID fee £15 +VAT
VAT payable £120

Estimated total £752

Depending on the nature of the transaction, we may also apply the following:

Dealing with the discharge of any HTB equity mortgage £350 + VAT

Disbursements

Disbursements are costs related to your matter that are payable to third parties, such as search fees. We handle the payment of the disbursements on your behalf to ensure a smoother process. There are certain disbursements which will be set out in the individual lease relating to the Property. The disbursements which we anticipate will apply are set out separately below. This list is not exhaustive and other disbursements may apply. We will update you on the specific fees upon receipt and review of the lease from the seller’s solicitors.

Stages of the process

The precise stages involved in the sale of a residential freehold property vary according to the circumstances. However, below we have suggested some key stages that you may wish to include:

Take instructions and ID documents
When sales memorandum / details of the buyer’s solicitors are received, prepare and send the draft contract papers to the buyer’s solicitors
Deal with any pre-contract enquiries raised and, more often than not, this will involve your assistance
Obtain redemption figures from your mortgage lender (if you have a mortgage secured on your property)
Arrange to see you at the office to sign contract papers and go through redemption figures with you
Contact the buyer’s solicitor to negotiate dates for exchange and completion
Exchange contracts
Complete the sale
Discharge any mortgages you have on the property and account to you for the balance of the sale proceeds.

How long will my house sale take?

How long it will take from your offer of sale being accepted until legal completion will depend on a number of factors. The average process takes between two to three months. It can be quicker or slower, depending on the parties in the chain. For example, if you have a cash buyer, purchasing your property with no other parties in the chain, it could take four to six weeks. However, if your buyer requires a mortgage and there are a number of parties in the chain, this can take significantly longer, between three and four months. In such a situation additional charges would apply.

* Our fee assumes that:

this is a standard transaction and that no unforeseen matters arise including for example (but not limited to) a defect in title which requires remedying prior to completion or the preparation of additional documents ancillary to the main transaction
the transaction is concluded in a timely manner and no unforeseen complication arise
all parties to the transaction are co-operative and there is no unreasonable delay from third parties providing documentation
no indemnity policies are required. Additional disbursements may apply if indemnity policies are required

Sale of a leasehold residential property

Our fees cover all the work* required to complete the sale of your home, including dealing with registration at the Land Registry.

Conveyancer’s fees and disbursements

Legal fee (average) £750 +VAT

In this example, a property valued at £180,000 the legal fee is £800 +VAT

Fees are dependent on the value of the property. For example, on a leasehold property sale on a property value of £150,000 the fee will be £800 +VAT, and on a freehold property sale on a property value of £400,000 the fee will be £850 +VAT.

Office copy entry and title plan £12-32
Electronic money transfer fee £25 +VAT
Client ID fee £15 +VAT
VAT payable £168

Estimated subtotal £1,040

Depending on the nature of the transaction, we may also apply the following:

Dealing with the discharge of any HTB equity mortgage £350 + VAT

Disbursements

Leasehold Sales information pack – This fee is provided by the management company for the property and can be difficult to estimate. Often it is in excess of £400.
Estimated total: £1,440

Stages of the process

The precise stages involved in the sale of a residential leasehold property vary according to the circumstances. However, below we have suggested some key stages that you may wish to include:

Take instructions and ID documents
Obtain from you details of the freeholder’s managing agent; obtain from the agent their costs to provide the leasehold sales information pack
Obtain funds from you for the leasehold info pack and apply to the agent for the pack (this can take an average of two to four weeks to be produced)
When sales memorandum / details of the buyer’s solicitors are received, prepare and send the draft contract papers to the buyer’s solicitors
Send Leasehold Sales Information Pack to buyer’s solicitors once received
Deal with any pre-contract enquiries raised and, more often than not, this will involve your assistance
Obtain redemption figures from your mortgage lender (if you have a mortgage secured on your property)
Arrange to see you at the office to go through redemption figures and ground rent service charge figures
Discuss provisional exchange and completion dates with you
Contact the buyer’s solicitor to negotiate dates for exchange and completion
Exchange contracts
Complete the sale
Discharge any mortgages you have on the property, any ground rent or service charge liabilities, Estate Agent’s fees and account to you for the balance.

How long will my house sale take?

How long it will take from your offer being accepted until you can move in to your house will depend on a number of factors. The average process takes between two-three months. It can be quicker or slower, depending on the parties in the chain. For example, if you have a cash buyer, purchasing your property with no other parties in the chain, it could take two months. However, if your buyer requires a mortgage and there are a number of parties in the chain, this can take significantly longer, between three and four months. In such a situation additional charges would apply.

* Our fee assumes that:

this is a standard transaction and that no unforeseen matters arise including for example (but not limited to) a defect in title which requires remedying prior to completion or the preparation of additional documents ancillary to the main transaction
this is the assignment of an existing lease and is not the grant of a new lease (only for LH)
the transaction is concluded in a timely manner and no unforeseen complication arise
all parties to the transaction are co-operative and there is no unreasonable delay from third parties providing documentation
no indemnity policies are required. Additional disbursements may apply if indemnity policies are required.