Updated: October 12, 2018

Altrincham conveyancing solicitor fees

No Move, No Fee conveyancing in Altrincham

Conveyancing solicitor fees are what you pay your Altrincham conveyancing solicitor for carrying out the legal work for a property transaction.

How are Altrincham conveyancing fees calculated?

Some conveyancing solicitors in Altrincham work on an hourly-rate basis. Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote will set out all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Land Registry fees or identity verification checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Altrincham cost?

Conveyancing fees in Altrincham will not vary. However, there may be some variation in certain disbursements. For example, additional region-specific searches, such as utilities searches, may be needed and Local Authority Search fees can vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Altrincham

As a key part of the conveyancing for a property purchase, the Altrincham conveyancing solicitor will carry out due diligence on the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

The conveyancer will make recommendations after making their enquiries, deal with any legal problems and confirm that the legal title passes to the new owner.

This section of the article discusses those types of property which may involve extra hazards for people who want conveyancing solicitors in Altrincham for a purchase.

Your Altrincham conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Accord Mortgages, Barclays Bank or any other lender, before appointing a conveyancing solicitor in Altrincham it is essential that you check that they can act on behalf of your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some lenders are only happy to work with a select group (often referred to as a 'panel') of legal firms.

Under these circumstances, the lender will probably need an alternative solicitor firm to complete the legal work, and you will be expected to pay this second solicitor's fees. The additional work can mean the process takes much longer.

Delays can result from failing to confirm your solicitor's lender panel status.

Quittance Conveyancing can perform the conveyancing for all mortgage lenders.

Conveyancing Searches (Trafford Council)

Residential property searches are submitted by Altrincham conveyancing solicitors to identify problems that might possibly compromise how much the property you are buying will be worth.

Searches are carried out primarily to satisfy the conditions of the lender, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your mortgage lender requires any more searches, for example a highways search or a contaminated land report.

Trafford Council has an approximate lead time of 10 weeks for Local Authority searches, so your lawyer will advise using faster personal searches.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer also retrieves the Title Register from HMLR. This will help to highlight planning issues, such as a difference between the agent's floorplan and the title plan or limits on the development of the property.

Trafford Council Council Tax

The amount of council tax a homeowner in Altrincham will pay to Trafford Council will depend on the property's value and the number of residents. E.g. for an average Band B property in Altrincham, the tax would be £1,156 per year.

Altrincham conveyancing solicitors will inform the purchaser of the property's tax band once they are themselves notified.

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 £867.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes or if the property is left empty by someone receiving medical treatment. The Valuation Office Agency (VOA) assign bands for newly-built homes, and where the owner has requested a revaluation.

Band Trafford Council Tax (2018)
A £991
B £1,156
C £1,321
D £1,486
E £1,816
F £2,146
G £2,476
H £2,972

Could I be overpaying council tax?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made. 20 were approved and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Altrincham properties

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125,000. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing's state-of-the-art case management system integrates with electronic filing systems to ensure that the stamp duty is settled quickly and with minimal fuss.

The following table illustrates SDLT examples for typical properties in Altrincham:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £455,604 £12,780.20
Average price (detached) £741,509 £27,075.45
Average new build £407,072 £10,353.60
If you are buying a second home for in excess of £40,000 then you will have to pay a higher SDLT rate of 3%. Therefore, if a homeowner in Altrincham bought a second property for the average price of £455,604 the SDLT would be £36,448.32.

Stamp duty relief for first-time buyers in Altrincham

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Altrincham should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Altrincham

New build site

Purchasing a leasehold home if you are unaware of the implications can be costly. The many potential traps lying in wait for an uninformed buyer can include:

  • overpriced managing agent packs
  • exponential ground rents
  • unreasonable lease extension premiums
Misguided leasehold advice, from a lawyer with limited leasehold experience, could have serious financial implications.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Altrincham will consider potential leasehold issues, for example service charge records from the last three years, short leases and managing agent practices.

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Altrincham?

New build site

Based on local data sourced by the HM Land Registry, 4 new builds have been bought in Altrincham in 2018 so far. The average cost of a new build property in Altrincham is £407,072.

Acquiring a new build is generally more complex than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Altrincham must be conscious of local considerations and must check a range of issues, such as dealing with failures to arrange warranty provider inspections and checking that any contracts allow for future 'common parts' maintenance.

Our expert new build team provide an independent appraisal of the legal title of the house or flat, scrutinising contract concerns like onerous leasehold conditions and an assessment of other risks, such as contaminated land hazards.

Greater Manchester Conservation areas

Whether you are planning to buy a thatched cottage or a Victorian detached house, if the house is in a protected conservation area, any planned alterations to the house might not be allowed by Trafford Council.

These constraints, referred to as Article 4 Directions, can include a range of factors from general restrictions governing the use of unsympathetic materials, to restrictions on the use of PVC or aluminium windows.

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.

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

Conveyancing - Selling a property in Altrincham

Conveyancing for a sale of a home is normally less troublesome than when buying. The buyer's solicitor will have to go through an investigation on the home. Conveyancing solicitors in Altrincham acting for the vendor just replies to the solicitor's standard and additional enquiries.

What could put your sale at risk?

Common obstacles, like a historical dispute with a freeholder, can easily jeopardise your home move if left unresolved.

Property specialists generally advise that sellers address such issues immediately.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat (leasehold houses are uncommon) is significantly more difficult than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Altrincham will need to conduct additional tasks, for example getting the latest service charge and ground rent statement, through to details of any breach of the terms of the lease.

Sellers should seriously consider instructing a property lawyer as soon as possible to reduce the impact of any leasehold-caused problems.

Can Quittance conveyancers act for the buyer and the vendor of the same house?

A CLC-regulated conveyancer can act for both parties. However, SRA rules restrict the same conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a home in Altrincham, and a Quittance conveyancer is acting for the other side, you could instruct a property solicitor firm in Altrincham to undertake your conveyancing.

Local Altrincham conveyancing solicitor directory

  • Hill and Company Solicitors, 4-8 Market Street, Altrincham, Cheshire, WA14 1QD
  • Keoghs Nicholls Lindsell & Harris LLP, 21-23 Market Street, Cheshire, Altrincham, Lancs, WA14 1QT
  • Land Law LLP, 10 - 14 Market Street, Altrincham, Cheshire, WA14 1QB
  • Mchale Legal Limited, 19-21 High Street, Altrincham, Cheshire, WA14 1QP
  • Mlp Law Limited, 7 Market Street, Altrincham, Cheshire, WA14 1QE

Conveyancing - Remortgaging a property in Altrincham

People remortgage their home for all sorts of reasons, including wanting to borrow more, or the existing lender having refused a payment holiday. The most common reason, however, is to get a more attractive interest rate.

A good conveyancing solicitor in Altrincham will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is important that the property lawyer carrying out the remortgage can represent your new mortgage provider. Quittance Conveyancing are on all major lenders' panels. So no matter whether you are switching to a variable-rate with the HSBC or to a fixed-rate mortgage with Birmingham Midshires, our remortgage team can assist.

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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