Updated: October 12, 2018

Bacup conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bacup

Conveyancing solicitor fees are the costs you pay your Bacup conveyancing solicitor for the legal work involved in moving home.

How are Bacup conveyancing fees calculated?

Some conveyancing solicitors in Bacup carry out the legal work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote will explain exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as bankruptcy checks or managing agent information.

See: Complete list of conveyancing fees

How much will the total Bacup solicitor conveyancing fees be?

Conveyancing solicitor fees in Bacup should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, such as a flood plain search, may be needed and council search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Bacup

Purchase conveyancing will require a conveyancing solicitor in Bacup to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. adverse possession) to problems affecting the mortgageability (e.g. structural defects).

The buyer's solicitor will report their findings back to the purchaser, offer pragmatic solutions and ensure the title is transferred to the new owner.

This section of the article considers the kinds of residential property which may be of interest to buyers who want conveyancing solicitors in Bacup.

Your Bacup conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a major lender like Bank of Ireland or a less common mortgage lender such as the Market Harborough Building Society, before you instruct a Bacup conveyancing solicitor it is critical that you make sure that they can act on behalf of your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only work with a selected list (known as a 'panel') of legal firms.

Under these circumstances, the lender will probably need an alternative firm to complete the legal work, and you will be expected to pay this alternative solicitor's fees. Resulting delays can jeopardise the whole purchase.

Failing to confirm your property solicitor's lender panel status could mean significant delays.

Our solicitors can act for all lenders.

Searches (Rossendale Council)

Searches are questions submitted to a number of authorities by Bacup conveyancing solicitors to provide information about the home you want to buy.

Searches are carried out primarily to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Purchasers will be told if your mortgage lender requires any more searches, e.g. a Crossrail search or a commons registration search.

Buyers should expect to wait around 10 weeks for Residential property searches ordered from Rossendale Council. A local search provider will be able to provide this information faster.

Planning issues

Official Entries will also be sourced from HM Land Registry by the purchaser's conveyancing solicitor, assisting with the identification of planning issues, such as right of access issues or a difference between the agent's floorplan and the title plan.

Rossendale Council Tax

Council tax is calculated by Rossendale on property value and the number of people living in the property. For example, a house in the Rossendale area in Tax Band C would pay £1,605 per annum.

Bacup conveyancing solicitors will inform a buyer of the property'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 £1,204.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if the property is left empty by someone receiving medical treatment. A property constructed after 1991 is assessed and allocated a council tax banding by the Valuation Office Agency.

Band Rossendale Tax (2018)
A £1,204
B £1,405
C £1,605
D £1,806
E £2,207
F £2,609
G £3,010
H £3,612

Does anyone ever challenge their valuation?

To appeal contact:

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

Owners can apply for their property to be reassessed.

Stamp Duty on Bacup properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC (formerly Inland Revenue). It is due on properties bought for over £125k.

Quittance Conveyancing's specialist post-completion team will ensure that the complicated SDLT1 form is completed and submitted to HMRC without delay.

See stamp duty examples for homes in Bacup:

  Average sale price (2017) Stamp Duty Land Tax
Average price £123,660 £0.00
Average price (detached) £200,645 £1,512.90
Average new build £192,177 £1,343.54
Homeowners must pay a higher rate of SDLT when buying a second home. E.g. if a second home was bought for £123,660 then the stamp duty including the surcharge would be £3,709.80. .

Stamp duty relief for first-time buyers in Bacup

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

Conveyancing solicitors in Bacup will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Bacup

New build site

The potential pitfalls of leasehold property ownership are a worry for leasehold home buyers. The numerous common problems lying in wait for the unsuspecting purchaser could include:

  • costly and undisclosed major works
  • restrictions on the use of the property
  • unfair clauses in the lease
  • exponential ground rents
Serious consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to purchase a property with a lease, a good conveyancing solicitor in Bacup will investigate aspects of the leasehold purchase, e.g. :

  • understanding regional and era-specific nuances of leases
  • managing agent or landlord enquiries
  • possible service charge shortfalls
  • short leases
  • planned external works requiring scaffolding

Ensure that you are fully-informed regarding your planned purchase with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Bacup?

Building site

The average sale price of Bacup new build homes is £192,177, (HM Land Registry figures). 32 new build houses and flats were purchased in Bacup last year.

A new-build conveyancing solicitor in Bacup must be well-versed in local considerations and the added complexities associated with new build, including administering Help to Buy purchases, dealing with delays associated with off-plan and working with warranty providers, including NHBC Buildmark, LABC Warranty and ICW.

With our new build team, you will get a specialist assessment of the legal title of the house or flat, looking out for considerations ranging from unfair leasehold conditions to possible freehold acquisition traps.

Conservation areas in Lancashire

If you are intending to purchase a property in one of Bacup's conservation areas, the property will need to meet any conservation area building controls. These restrictions, called Article 4 Directions, may include limitations on skylights, restrictions on the erection of outbuildings or restrictions on the addition of cladding.

The local council can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Bacup

Conveyancing for a sale of a house or flat is simpler than for a purchase. For a house purchase, the burden lies entirely with the buyer to validate that the property they are buying does not have any legal issues.

With a sale, conveyancing solicitors in Bacup acting for the seller for the most part just answer the buyer's solicitor's questions.

What could put your sale at risk?

Homes will frequently have a range of potential roadblocks (e.g. being situated on a flood plain or being a listed building with non-compliant alterations) that might prevent the conveyancing process from completing.

Property specialists will generally recommend to sellers that they handle these issues as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold flat is quite a lot more complex in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Bacup will usually undertake additional legal work, which could include collating the latest service charge and ground rent statement or details of any deed of variation.

To speed up the leasehold conveyancing process, it is highly recommended that you instruct a leasehold expert as soon as an estate agent is chosen.

What if Quittance conveyancers are acting for the other side?

CLC-regulated conveyancers can act for both sides. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a property sale.

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

Local Bacup conveyancing solicitor directory

  • Whn Solicitors Limited, 3 Irwell Terrace, Bacup, Lancashire, OL13 9AW
  • Walkers Solicitors Limited, 574 Bacup Road, Waterfoot, Rossendale, Lancashire, BB4 7HB

Conveyancing - Remortgaging a property in Bacup

By far the most common reason people remortgage their home is to secure a preferential rate. Other reasons to think about remortgaging include releasing equity, or moving to an offset mortgage.

A proactive conveyancing solicitor in Bacup will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer carrying out your remortgage must also be able to act on behalf of the new lender. Quittance Conveyancing are panel members of all major banks and building societies. So whether you are changing to an offset mortgage with Bradford & Bingley or to a two-year discount with the Barnsley Building Society, we 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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