Updated: October 12, 2018

Biddulph conveyancing solicitor fees

No Move, No Fee conveyancing in Biddulph

Conveyancing solicitor fees are the amounts you pay to your Biddulph conveyancing solicitor for the legal work involved in moving home.

How are Biddulph conveyancing fees calculated?

Our conveyancing solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Biddulph who carry out the legal work on a fees per hour basis. Your quote will explain all fees and disbursements you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like property searches or identity verification checks.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Biddulph cost in total?

Although conveyancing fees in Biddulph will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority Search fees can vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Biddulph

Purchase conveyancing will require a conveyancing solicitor in Biddulph to consider a wide range of issues. Examples of such issues are problems with the property's title and problems affecting the mortgageability (e.g. a short lease).

The purchaser's solicitor will report their findings back to the purchaser, make practical suggestions and register the title in the new owner's name.

This section of the article examines elements of the buying process for conveyancing solicitors in Biddulph necessitating specialist legal knowledge.

Your Biddulph conveyancing solicitor must be lender-approved

Before you instruct a conveyancing solicitor in Biddulph, it is critical that you make sure that they are on the approved solicitor panel of your lender, whether you are taking out a mortgage from Santander, the Tipton & Coseley Building Society or any other lender.

Your lawyer may be unable to act for your lender, because some banks and building societies will only accept a restricted panel of firms that pass strict standards.

In this case, the lender will likely require a second legal firm to complete the legal work, and you will be expected to pay this alternate lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

The conveyancing process can be seriously delayed if you fail to confirm your conveyancer's lender panel status.

Our solicitors can perform the conveyancing for all lenders.

Staffordshire Moorlands District Council searches and other searches

Searches are applied for by Biddulph conveyancing solicitors to unearth problems that might compromise how much your home is worth.

Searches are primarily performed to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your mortgage lender needs any more searches, e.g. a tin mining search or an agricultural search.

Homebuyers could experience a delay of up to 7 weeks for property searches delivered by Staffordshire Moorlands District Council, so faster personal searches will be recommended.

Planning searches

Your conveyancing solicitor will source an Official Copy of the Title Register from the Land Registry, assisting with the identification of any planning issues, for example outbuildings missing from the title plan or neighbours' rights of access.

Staffordshire Moorlands District Council Council Tax

The council tax paid by a homeowner is based on a variety of factors such as the size of the home and the property's value as at 1 April 1991. E.g. the occupier of a Band B house in the Staffordshire Moorlands District Council area would pay annual council tax of £1,300.

Biddulph conveyancing solicitors will inform a buyer of the property's tax band after this is confirmed by the searches.

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 £975.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if an occupier is a student nurse. The Valuation Office Agency calculate bands for new build homes, and where the owner has requested a revaluation.

Band Staffordshire Moorlands District Council Tax (2018)
A £1,114
B £1,300
C £1,485
D £1,671
E £2,043
F £2,414
G £2,785
H £3,342

Can I dispute my council tax rate?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 saw a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Blackburn House
Old Hall St
Stoke-On-Trent
ST1 3BS
Staffordshire

Stamp Duty on Biddulph properties

Given the complexity of the SDLT1 tax return form, only an experienced home buyer would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

If you are buying a house in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k.

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

See examples for typical Staffordshire properties:

  Average selling price (February 2018) SDLT
Average price £218,196 £1,863.92
Average price (detached) £304,624 £5,231.20
Average new build £314,995 £5,749.75

Stamp duty relief for first-time buyers in Biddulph

In 11/17, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k. Following the recent budget statement, second home buyers have had to pay a 3% surcharge. Therefore, if a homeowner in Biddulph bought a second property for the average price of £218,196 the SDLT would be £10,909.80.

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

Buying a flat? Leasehold conveyancing in Biddulph

New build site

It is rarely a good idea to purchase a leasehold home without understanding the implications. The many potential traps lying in wait for an uninformed purchaser include onerous covenants, exponential ground rents and restrictions on the use of the property.

Serious financial ramifications can result from a solicitor's misguided leasehold advice.

If you intend to purchase a property with a lease, a experienced conveyancing solicitor in Biddulph will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself
  • service charges and whether they have been collected
  • reviewing correspondence between the freeholder and leaseholder
  • residents? management company
  • insurance covenants

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Biddulph?

House under construction

81 brand new properties have been bought in Biddulph in 2018 so far, (source: Her Majesty's Land Registry). The average purchase price of a new build home in Biddulph is £256,590.

A new-build conveyancing solicitor in Biddulph will need to be familiar with Biddulph-specific factors and the complications associated with new build, like liaising with the builder's onsite sales team and negotiating new build contracts.

With our new build team, you will get an impartial view of the legal title of the property, looking out for factors ranging from problematic leasehold terms to an assessment of other risks, such as contaminated land hazards.

Staffordshire Conservation areas

Whether you are purchasing a period cottage or a Tudor home, if the home is in a protected conservation area, any planned modifications to the home may not be accepted by Staffordshire Moorlands District Council.

These restrictions, referred to as Article 4 Directions, could include a range of factors from general restrictions governing the use of unsympathetic materials, to restrictions affecting frontal additions to the property such as a porch.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Biddulph's conservation areas.

Conveyancing - Selling a property in Biddulph

The legal side of a property sale is generally simpler than when purchasing. With a purchase, the responsibility lies with the purchaser to establish that the property they are purchasing is mortgageable and free from legal issues.

When selling, conveyancing solicitors in Biddulph acting for the vendor only need to answer any enquiries made by the buyer's solicitor.

What could go wrong?

A home will often come with many challenges (such as not having suitable right of way or having a defective lease) that might delay a sale for weeks or even months.

Property experts generally advise that vendors tackle any such problems head on.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is significantly more time-consuming than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Biddulph must undertake additional tasks, which could include obtaining the latest service charge and ground rent statement, through to details of any required deed of covenant.

It is strongly advised that the seller instructs a lawyer with leasehold experience as soon as an estate agent is chosen to ensure the legal technicalities are handled correctly.

Can your conveyancing solicitors act for the buyer and the vendor in one transaction?

SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.

You can contact a property solicitor firm in Biddulph to handle your legal work, if a Quittance conveyancer is acting for the other side.

Local Biddulph conveyancing solicitor directory

  • Charltons, Saracen House, 84 High Street, Biddulph, Stoke-on-Trent, Staffordshire, ST8 6AS

Conveyancing - Remortgaging a property in Biddulph

Although people consider remortgaging for a range of reasons, homeowners usually remortgage their home to lower their monthly repayments.

A proactive conveyancing solicitor in Biddulph will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

In order to ensure that the lender's capital is protected, the property lawyer will need to act for both you and the mortgage provider.

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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