Updated: October 12, 2018

Alsager conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Alsager

Conveyancing solicitor fees are paid to conveyancing solicitors in Alsager for the legal work associated with buying or selling a property.

Do Alsager conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Alsager carry out the legal work on a cost per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your quote will explain what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like property searches or office copies.

See: A guide to all conveyancing fees

How much will the total Alsager solicitor conveyancing fees be?

Though conveyancing fees in Alsager will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. a mining search, may be needed.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Alsager

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. This principle no longer applies, however, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

A Alsager conveyancing solicitor will make recommendations following their enquiries, make practical suggestions and confirm that the Land Registry's record of the property is updated.

The following section discusses those types of property which may involve additional risk for homebuyers who need conveyancing solicitors in Alsager.

Your Alsager conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from Ahli United Bank, NatWest or any other lender, before instructing a Alsager conveyancing solicitor it is paramount that you confirm that they can act in the interests of your chosen lender.

Quite a few mortgage lenders will only work with a restricted group of law firms that match certain criteria. If your conveyancer is not on the panel of your chosen lender, the lender will likely need a different firm to act in their interests.

The buyer will then have to cover this substitute lawyer's fees, and the conveyancing process can take much longer.

Failing to check your conveyancing lawyer's lender panel status can create problems and delays.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Searches (Cheshire East Council)

Searches are enquiries made of government bodies by Alsager conveyancing solicitors to identify information and potential issues affecting the property being purchased. They include:

  • Local Authority (LA) search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Further searches, such as a radon gas search or an energy search, may also be advised in the standard search results.

Cheshire East Council has a typical processing time of 4 weeks for property searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning permissions

The conveyancing solicitor acting for the buyer will also obtain an 'Official Copy of the Title Register' from the Land Registry. This will help to expose any issues, for example outbuildings lying outside the boundary or rights or restrictions on how the property may be used.

Cheshire East Council Council Tax

Council tax is calculated by Cheshire East Council on property value and the number of people living in the property. For example, for an average Valuation Band D residential property in Alsager, the amount payable would be £1,706.

Alsager conveyancing solicitors will inform the purchaser 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 £1,280.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee.

Band Cheshire East Council Tax (2018)
A £1,138
B £1,327
C £1,517
D £1,706
E £2,085
F £2,465
G £2,844
H £3,413

Could you be overpaying?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 120 council tax challenges were made, and 50 saw a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
2nd Floor
Wellington House
38-44 Delamere St
Crewe
CW1 2LQ
Cheshire

Stamp Duty on Alsager properties

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the property if it exceeds £125,000. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

The following table illustrates stamp duty examples for properties in Cheshire:

  Average selling price (2017) SDLT
Average price £194,128 £1,382.56
Average price (detached) £302,809 £5,140.45
Average new build £252,496 £2,624.80
Homeowners must pay a higher rate of SDLT when purchasing a second property. E.g. if a second property was bought for £194,128 then the stamp duty including the surcharge would be £9,706.40. .

Stamp duty relief for first-time buyers in Alsager

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in Alsager will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Alsager

New build site

The drawbacks associated with buying a leasehold flat in the UK are increasingly coming to light. The many potential traps awaiting an uninformed purchaser could include:

  • undisclosed major works
  • unreasonable ground rents
  • onerous covenants
Serious consequences can result from an inexperienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A good conveyancing solicitor in Alsager will address aspects of leasehold, e.g. reviewing correspondence between the freeholder and leaseholder, checking the lease itself and leaseholder/freeholder disputes.

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Alsager?

Building site

The average sale price of Alsager new build properties is £252,496. 938 new build houses and flats were purchased in Alsager last year.

Purchasing a new build property is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a conveyancing solicitor in Alsager must be aware of local Alsager considerations and needs to check a range of issues, like handling deposits and administering Help to Buy purchases.

Our team of new build conveyancers deliver an accurate and truly independent assessment of the legal title of the house or flat, paying close attention to concerns ranging from the home's future mortgageability to an assessment of other risks, such as flood risk.

Cheshire Conservation areas

Your conveyancing solicitor will check if the property you are going to buy is in one of Alsager's conservation areas. If it is, the house could be affected by certain constraints. Referred to as Article 4 directions, these building controls could include possible restrictions on solar panel positioning, limitations on new outbuildings or general restrictions governing the use of non-traditional materials.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Alsager.

Conveyancing - Selling a property in Alsager

The legal process for a house sale is less demanding than when purchasing. When property changes hands, caveat-emptor' means that the onus is solely on the buyer to confirm that the home they are buying is mortgageable and free from legal issues.

On the other hand, when selling, conveyancing solicitors in Alsager acting for the vendor need only answer the buyer's questions.

What could put the process at risk?

A home can be burdened by many legal issues (such as not being connected to the water mains or having a defective lease) that can slow or frustrate your move.

It is best not to procrastinate as it is the buyer's solicitor's job to spot problems - get advice and tackle it proactively.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold property is much more complex than for a freehold house.

Alsager conveyancing solicitors must usually carry out further legal work, for example contacting the landlord for service charge accounts, through to a copy of the buildings insurance for the common parts.

Given the complexities of leasehold property, it is strongly advised that the vendor contacts a leasehold specialist as early in the process as possible, and potentially before going on the market,.

Can Quittance conveyancers act for both sides?

SRA regulations prevent the same solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You could contact a law firm in Alsager to carry out your legal work, if a Quittance conveyancer is acting for the other side.

Local Alsager conveyancing solicitor directory

  • Poole Alcock LLP, 2a Lawton Road, Alsager, Cheshire, ST7 2BJ
  • Woolliscrofts Solicitors Limited, 20c Lawton Road, Alsager, Cheshire, ST7 2AF

Conveyancing - Remortgaging a property in Alsager

Whilst there are many reasons to consider remortgaging, homeowners will usually remortgage their home to get a more affordable interest rate.

A proactive conveyancing solicitor in Alsager will complete the conveyancing quickly, helping you get onto the lower rate earlier. With future interest rate changes hard to predict, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

To confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the new lender.

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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