Updated: October 12, 2018

Bebington conveyancing solicitor fees

No Move, No Fee conveyancing in Bebington

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Bebington for handling the legal work for your move.

Are Bebington conveyancing fees and costs fixed?

We work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Bebington who carry out the legal work on a cost per hour basis. Your conveyancing quote explains all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to cover any '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 property searches or managing agent information.

See: Complete list of conveyancing fees

How much will the total Bebington solicitor conveyancing fees be?

Though conveyancing fees in Bebington will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flood plain search, may be necessary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Bebington

The legal work for a home purchase will need a Bebington conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. no 'absolute' title) to the mortgageability of the property itself.

The buyer's solicitor will feed the results of their enquiries back to the purchaser, offer practical solutions and register the new owner's title at the Land Registry.

The content below sets out advice for buyers who need conveyancing solicitors in Bebington.

Your Bebington conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like the Royal Bank of Scotland (RBS) or a less common mortgage lender such as Coutts Finance, before you select a conveyancing solicitor in Bebington it is critical that you make sure that they are on the approved solicitor panel of your mortgage lender.

Most mortgage lenders only accept a select list (referred to as a 'panel') of firms that match certain criteria. If your solicitor is not on the panel of your mortgage lender, the lender will probably require a different law firm to act in their interests.

The purchaser will then have to cover this alternate lawyer's costs and the conveyancing process could take much longer.

Failing to check your lawyer's lender panel status can result in significant delays.

Our conveyancing solicitors can perform the conveyancing for all mortgage lenders.

Residential Property Searches (Wigan Metropolitan Borough Council)

Searches are questions submitted to a number of authorities by Bebington conveyancing solicitors to give details about the home you want to buy.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Further searches, such as a highways authority search or a contaminated land report, may also be advised in the initial search results.

Wigan Metropolitan Borough Council has an average delivery time of 4 weeks for property searches, so your lawyer will recommend using quicker personal searches.

Finding planning permissions

Your conveyancing solicitor will also obtain the Title Register from the Land Registry, helping to evidence any potential issues. Examples of these include discrepancies between the property boundaries and the title plan or the breach of a restrictive covenant.

Wirral Metropolitan Borough Council Tax

The amount of council tax a homeowner in Bebington will pay to Wirral Metropolitan Borough will depend on the property's value and the number of residents. For example, a house in the Wirral Metropolitan Borough area in Band B would pay £1,348 per annum.

Conveyancing solicitors in Bebington will inform the purchaser of the home's tax band once they have the Local Authority search results.

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 £1,011.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired. The Valuation Office Agency (VOA) assess bands for newly-built homes, and where the owner has requested a revaluation.

Band Wirral Metropolitan Borough Tax (2018)
A £1,156
B £1,348
C £1,541
D £1,734
E £2,119
F £2,504
G £2,890
H £3,467

Can I appeal against my band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 80 council tax challenges were made. 40 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

Stamp Duty on Bebington properties

If your home costs more than £125,000 then you will have to pay SDLT. Completing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

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

The following table illustrates Stamp Duty Land Tax examples for typical properties in Merseyside:

  Average selling price (2017) SDLT
Average price £166,256 £825.12
Average price (detached) £301,093 £5,054.65
Average new build £174,987 £999.74

Stamp duty relief for first-time buyers in Bebington

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Following the autumn statement, second home buyers must pay a surcharge of 3%. So if a second property was bought for £166,256 then the SDLT total will be £8,312.80.

Conveyancing solicitors in Bebington will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bebington

New build site

The risks associated with buying a leasehold flat in the UK are under increasing media scrutiny. The many potential problems awaiting the unsuspecting purchaser can include:

  • unpaid service charges by the existing leaseholder
  • absent freeholders
  • onerous covenants
  • exponential ground rents
Misguided leasehold advice, from a property lawyer with only freehold experience, can have serious consequences.

If you are planning to purchase a house or flat with a lease, a competent conveyancing solicitor in Bebington will consider potential leasehold issues, for example service charges and whether they have been collected, sinking funds and reviewing correspondence between the freeholder and leaseholder.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Bebington?

House under construction

The average purchase price of Bebington new build properties is £165,821. 102 new build properties have been bought in Bebington in 2018 so far.

The legal work for purchasing a new build property is frequently more involved than other types of conveyancing. To avoid potential problems a Bebington conveyancing solicitor needs to be aware of local Bebington factors and will need to investigate several key factors, e.g. handling reservation fees and handling initial Land Registry registration.

Our award-winning team of new build conveyancers are specialists in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.

Merseyside Conservation areas

When acting for the buyer of a home in Bebington, a conveyancing solicitor will need to check whether the home is in a conservation area in Bebington. If it is, the house will be affected by specific constraints. These constraints may include a wide range of constraints from restrictions on the addition of cladding, to possible restrictions on solar panel positioning.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Bebington.

Conveyancing - Selling a property in Bebington

The legal process for a property sale is much simpler than when purchasing. When buying, the responsibility lies entirely with the buyer to satisfy themselves that the property's title is not legally defective.

Conversely, with a sale, conveyancing solicitors in Bebington acting for the person selling effectively just answer the purchaser's enquiries.

What could jeopardise your home sale?

Obstacles, such as having right or way issues (such as being landlocked), can potentially derail the conveyancing process.

Don't shy away from finding a solution as it is the buyer's solicitor's job to spot problems - get legal advice and deal with it proactively.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is quite a lot more involved than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Bebington will need to conduct additional tasks, and this could include collating the latest service charge and ground rent statement, through to any details of rules covering common parts that are not contained in the lease.

To speed up the leasehold conveyancing process, it is highly recommended that the seller instructs a leasehold expert as early in the process as possible, preferably before putting the property on the market,.

What if you are already acting for the other side?

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

You could instruct a property solicitor firm in Bebington to carry out your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Bebington

By far the most common reason homeowners remortgage their home is to get a more attractive interest rate. There are other reasons to switch lenders or mortgage deals, for example switching from interest-only to repayment, or extending the mortgage term.

You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Bebington. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting the mortgage rate you want.

The property lawyer will act for both you and your new lender to certify the lender's interests are safeguarded.

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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