Updated: October 12, 2018

Bolton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bolton

Conveyancing solicitor fees are paid your Bolton conveyancing solicitor for the legal work for a home sale or purchase.

Are Bolton conveyancing fees and costs fixed?

Some conveyancing solicitors in Bolton work on an hourly rate. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote will explain exactly what you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like landlord's notice fees or bankruptcy checks.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Bolton cost in total?

Conveyancing solicitor fees in Bolton should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, such as a Coal Authority search, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden costs. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Bolton

Bolton in Greater Manchester developed as a centre of cotton spinning and other textile production, and was historically part of Lancashire. Several smaller towns and villages, including Horwich and Westhoughton combine with Bolton to form the Metropolitan Borough of Bolton.

A wide-reaching project to redevelop the town centre and create attractive housing developments on the outskirts was recently revealed. It is anticipated that private sector funding will add to the planned £100m allocated by Bolton Council to push the scheme's value to £1 billion.

Conveyancing for purchasers

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Since 2013, this maxim no longer applies, however, it remains the duty of a buyer's legal representative to carry out due diligence on a planned purchase.

A conveyancing solicitor in Bolton will offer suggestions and advice once their enquiries are complete, offer practical solutions and make sure that the title is registered in the name of the new buyer.

This section of the article considers elements of the buying process for conveyancing solicitors in Bolton that warrant specialist knowledge.

Your Bolton conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like Santander or a niche mortgage lender such as the Furness Building Society, before appointing a conveyancing solicitor in Bolton it is paramount that you confirm that they can act in the interests of your lender.

Some mortgage lenders are only happy to work with a selected list (known as a 'lender panel') of law firms that meet stringent criteria. If your solicitor is not on the panel of your lender, the lender will likely require a second law firm to complete the legal work.

The buyer will then have to cover this second solicitor's fees and the conveyancing process could take much longer.

Failing to confirm the lender panel status of your conveyancing solicitor could jeopardise the sale.

Quittance Conveyancing are approved to act for all lenders.

Property Searches (Bolton Metropolitan Borough Council)

Searches are submitted by Bolton conveyancing solicitors to help identify problems that might possibly undermine how much the property you are purchasing is worth. They include:

  • Local Authority search - includes the LLC1 and CON29 which includes whether there is a Tree Preservation Order at the property
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - describes the insurance to protect against any liability owed by Bolton properties for local parish repairs.

You will be informed if your lender requires any further searches, such as a highways search or an energy search.

Bolton Metropolitan Borough Council has an average processing time of 3 weeks for Residential property searches, so your lawyer will advise using faster personal searches.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will source office copies from HM Land Registry. This will help to reveal planning issues, for example that a restrictive covenant has been breached or a difference between the agent's floorplan and the title plan.

Bolton Metropolitan Borough Council Council Tax

Bolton Metropolitan Borough Council calculate council tax on Bolton homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band D, for example, would owe annual council tax of £1,701.

Bolton conveyancing solicitors will inform a purchaser of the home's tax band once they have the Local Authority search results.

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 £1,276.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is armed forces accommodation. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Bolton Metropolitan Borough Council Tax (2018)
A £1,134
B £1,323
C £1,512
D £1,701
E £2,079
F £2,457
G £2,835
H £3,402

Can I challenge the council tax banding?

The Valuation Office Agency should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Bolton properties

Steep fines await those who miss the Stamp Duty Land Tax payment deadline. Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125,000.

Quittance's case management system integrates with online SDLT filing systems to ensure that the stamp duty is paid in full efficiently.

See stamp duty examples for homes in Bolton:

  Average selling price (2017) SDLT
Average price £152,448 £548.96
Average price (detached) £274,751 £3,737.55
Average new build £201,869 £1,537.38

Stamp duty relief for first-time buyers in Bolton

Since Nov 2017, first-time buyers only need to pay stamp duty on homes valued over £300k. Following the autumn budget statement, second home buyers have had to pay a 3% surcharge. For example, if a homeowner bought a second home in Bolton for the average price of £152,448 the stamp duty would be £7,622.40.

Bolton conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bolton

New build site

The risks of buying a leasehold flat in the UK have been well chronicled in the newspapers. Increasing ground rents, excessive freehold premiums and undisclosed major works are among the many potential difficulties awaiting an uninformed purchaser.

Serious financial ramifications can result from an inexperienced conveyancing solicitor's bad leasehold advice.

A good conveyancing solicitor in Bolton will investigate aspects of the leasehold purchase, such as :

  • sometimes ancient and arcane lease documents
  • service charges for relevant date periods
  • dealing with freeholders and managing agents
  • leaseholder/freeholder disputes
  • notices served on the freeholder

Make sure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Bolton?

House under construction

The average value of Bolton new build property is £232,621, according to data sourced by HM Land Registry. 4 brand new homes have been bought in Bolton in 2018 so far.

Purchasing a new build property can be more complex than any other type of conveyancing. To avoid potential problems a Bolton conveyancing solicitor must be conscious of local considerations and needs to check a range of issues, like advising on mortgage offer flexibility for delayed completion and ensuring that the contract is in the buyer's favour.

Our expert new build team provide an expert appraisal of the legal title of the property, with a close eye on considerations ranging from problematic leasehold terms to an assessment of other risks, such as regional infrastructure development.

Conservation areas

Your conveyancing solicitor will check if the house you are intending to buy is in one of Bolton's conservation areas. If it is, the home will be affected by specific building controls. Referred to as Article 4 directions, these conditions could include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

Bolton conservation areas include Churchgate, Mawdsley Street/Nelson Square and Horwich Locomotive Works. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bolton.

Conveyancing - Selling a property in Bolton

The legal process for a property sale is less complicated than for a property purchase. For a house purchase, caveat-emptor' means that the onus is solely on the buyer to confirm that the property they are buying is mortgageable and free from legal issues.

On the other side of the transaction, conveyancing solicitors in Bolton acting for the current owner need only answer questions set by the buyer's conveyancing solicitor.

Factors that could delay or endanger your sale

A house or flat can face many possible complications (e.g. not being connected to the main sewers or restrictive covenants) which could prolong a purchase for several weeks.

Property specialists usually advise that vendors address these issues immediately.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is much more protracted than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Bolton will need to conduct extra work, which could include sourcing an up-to-date service charge statement, through to a copy of the building's asbestos survey (if required).

You should seriously consider instructing a conveyancer as soon as an estate agent is chosen to reduce leasehold-related delays.

Can your conveyancing solicitors act for both sides?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a home in Bolton, and one of our conveyancing solicitors is doing the legal work for the other side, you could contact a property solicitor firm in Bolton to carry out your legal work.

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Conveyancing - Remortgaging a property in Bolton

The main reason homeowners remortgage is to get a lower interest rate. There are also a number of other reasons to consider remortgaging, such as extending the mortgage term, or getting on to a new fixed-rate deal.

You would typically benefit from a better rate earlier with a more proactive conveyancing solicitor in Bolton, accelerating the time taken to complete the process. With possible rate rises on the horizon, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

Your property lawyer needs to be able to act for the new lender. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are moving to a flexible mortgage with Lloyds Bank or to a fixed-rate mortgage with the Darlington Building Society, 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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