Updated: October 12, 2018

Ashton Under Lyne conveyancing solicitor fees

No Move, No Fee conveyancing in Ashton Under Lyne

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Ashton Under Lyne for the legal work for a home sale or purchase.

Are Ashton Under Lyne conveyancing fees and costs fixed?

We work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Ashton Under Lyne who carry out the legal work on an hourly-rate basis. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty or telegraphic transfer fees.

See: Complete list of conveyancing fees and disbursements

How much will the total Ashton Under Lyne solicitor conveyancing fees be?

Conveyancing solicitor fees in Ashton Under Lyne will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. a historic mining search, may be necessary.

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

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

Conveyancing - Buying a property in Ashton Under Lyne

In carrying out the conveyancing for the purchase of a house or flat, a Ashton Under Lyne conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

After making their enquiries the lawyer will offer suggestions and advice and will help to fix or resolve any legal issues and make sure that the title is registered in the name of the new buyer.

This part of the article examines the property types that may be of interest to buyers who want conveyancing solicitors in Ashton Under Lyne.

Your Ashton Under Lyne conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common mortgage lender like Precise Mortgages or a large lender such as the Royal Bank of Scotland (RBS), before appointing a conveyancing solicitor in Ashton Under Lyne it is paramount that you confirm that they are on the approved panel of your lender.

The majority of lenders are only prepared to work with a selected list (known as a 'panel') of legal firms. If your conveyancer is not on the panel of your lender, the lender will need a different law firm to complete the legal work.

The borrower will usually need to pay this alternate solicitor's fees and the conveyancing process could take much longer.

Neglecting to check the lender panel status of your solicitor can result in significant delays.

Our solicitors can act on behalf of all banks and building societies.

Conveyancing Searches (Tameside Metropolitan Borough Council)

Searches will be applied for by Ashton Under Lyne conveyancing solicitors to identify any broader issues that might possibly undermine the value of your home. They include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be made aware if your chosen lender requires any additional searches, e.g. a more detailed flood report or a more detailed plan search.

The approximate delivery time for LA searches supplied by Tameside Metropolitan Borough Council is 5 weeks, so quicker regulated searches will be recommended.

Finding planning permissions

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

Tameside Metropolitan Borough Council Council Tax

Tameside Metropolitan Borough Council calculate council tax on Ashton Under Lyne homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. the occupier of a Valuation Band E property in the Tameside Metropolitan Borough Council area would pay annual council tax of £2,024.

Ashton Under Lyne conveyancing solicitors will inform the purchaser of the property's 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 (25%) would reduce the tax due to £1,518.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if the property is armed forces accommodation.

Band Tameside Metropolitan Borough Council Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,024
F £2,392
G £2,760
H £3,311

Can you challenge the council tax bracket?

To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Ashton Under Lyne properties

If you are buying a residential property in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

Steep fines await those who miss the SDLT payment deadline.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use legal case management system to ensure that SDLT is paid immediately after completion.

This table sets out SDLT for typical property in Ashton Under Lyne:

  Average sale price (2017) Stamp Duty Land Tax
Average price £141,086 £321.72
Average price (detached) £248,051 £2,461.02
Average new build £225,263 £2,005.26

Stamp duty relief for first-time buyers in Ashton Under Lyne

For first-time buyers, stamp duty is only payable on purchases over £300k. If you own another home or share in a home you will be subject to an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second home in Ashton Under Lyne for the average price of £141,086 the SDLT would be £7,054.30.

Ashton Under Lyne conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Ashton Under Lyne

New build site

Purchasing a leasehold house or flat is not as simple as buying a freehold property. Numerous legal issues could be awaiting an uninformed purchaser, including:

  • unfair developer practices
  • spiralling ground rents
  • undisclosed major works
  • onerous clauses in the lease
Inaccurate leasehold advice, from an inexperienced conveyancer, can have serious consequences.

If you intend to buy a leasehold home, a good conveyancing solicitor in Ashton Under Lyne will investigate aspects of the leasehold purchase, including :

  • sometimes ancient and arcane lease documents
  • dealing with freeholders and managing agents
  • service charges for relevant date periods
  • short leases
  • external decorations

Ensure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Ashton Under Lyne?

House under construction

41 brand new properties were purchased in Ashton Under Lyne last year, according to local information gathered by HM Land Registry. The average sale price of new build properties in Ashton Under Lyne is £225,263.

A new-build conveyancing solicitor in Ashton Under Lyne needs to be conscious of regional considerations and new build-specific issues, e.g. investigating developer incentives and ensuring new estate roads are adopted.

Our new build conveyancing team specialise in helping the buyer get the best possible purchase terms and working to developer exchange timeframes.

Greater Manchester Conservation areas

Moving into a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area building controls will affect your property.

Referred to as Article 4 directions, these restrictions could include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

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

Conveyancing - Selling a property in Ashton Under Lyne

The conveyancing process on a sale of a house or flat is less demanding than for a purchase. The buyer's conveyancing solicitor conducts a thorough legal appraisal into the property's title and other legal aspects. In contrast, conveyancing solicitors in Ashton Under Lyne acting for the vendor effectively just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What factors could threaten your sale?

Properties can face a range of possible difficulties (for example having previously suffered from a flood event) that can hinder the conveyancing process.

It is not recommended that you put off finding a solution as it is highly unlikely that the problems won't be picked up. The best course of action is to get legal advice, face the issues head on, and find a solution proactively.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is a great deal more protracted than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Ashton Under Lyne will usually undertake additional legal work. This can involve obtaining all relevant freeholder information or any information about regulations affecting the property that are not in the lease.

In order to resolve any leasehold problems faster, it is highly recommended that the vendor contact a conveyancer as soon as the decision is made to sell.

Can Quittance conveyancers act for the buyer and the seller of the same home?

Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You could contact a law firm in Ashton Under Lyne to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Ashton Under Lyne conveyancing solicitor directory

  • Pearson Solicitors and Financial Advisers LLP, 1 Henry Square Chambers, Old Street, Ashton Under Lyne, Cheshire, OL6 7ST

Conveyancing - Remortgaging a property in Ashton Under Lyne

People remortgage their home for a variety of reasons, for example fixing the mortgage on a new discounted rate, or releasing funds to help pay for home improvements. The most common reason, however, is to get a more attractive interest rate.

A proactive conveyancing solicitor in Ashton Under Lyne can reduce the remortgage processing time, meaning you move to your lower rate sooner. With rate rises anticipated, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

A property lawyer will act for both you and the mortgage lender, in order to ensure the lender's new interest is correctly registered and the lender's capital is protected.

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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