Updated: October 12, 2018

Bootle conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bootle

Conveyancing solicitor fees will be paid conveyancing solicitors in Bootle for the legal work for a home sale or purchase.

Do Bootle conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Bootle who will work on a fees per hour basis. Your quote will set out what you will be charged when your sale or purchase completes.

What are disbursements?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as ID checks or HMLR fees.

See: How much should conveyancing fees cost?

How much will the total Bootle solicitor conveyancing fees be?

Although conveyancing fees in Bootle will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. transport searches, may be necessary 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 no hidden costs or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Bootle

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

It is, however, still the duty of the Bootle conveyancing solicitor to investigate the property, so that they can deliver their report on title to the purchaser, find solutions to outstanding defects and other issues and register the title in the new owner's name.

This article examines elements of the legal process for conveyancing solicitors in Bootle needing a deeper level of knowledge.

Your Bootle conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a less common lender like the Monmouthshire Building Society, to a major lender such as the Nationwide Building Society. Before selecting a conveyancing solicitor in Bootle, whoever you choose, it is paramount that you confirm that they can act in the interests of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies are only prepared to work with a selected list (known as a 'panel') of legal practices that match certain criteria.

Should this be the case, the lender will need a different legal firm to carry out the legal work, and you will be expected to pay this substitute lawyer's fees. This can push back the completion date of the purchase.

Not checking your conveyancing solicitor's lender panel status can create problems and delays.

Quittance Conveyancing are on the panel of all banks and building societies.

Residential Property Searches (Liverpool City Council)

Residential property searches are enquiries made by Bootle conveyancing solicitors to give details about the home you want to buy.

Lenders also need certain searches to be submitted. Required searches will include:

  • Local Authority (LA) search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • 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 - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Bootle properties for local parish repairs.

You will be informed if your lender needs any further searches, e.g. a Crossrail search or an energy search.

Buyers could experience a delay of around 6 weeks for Local Authority searches ordered from Liverpool City Council, so your lawyer will advise using faster personal searches.

Checking planning status

Office copies will also be ordered from HMLR by your conveyancing solicitor. This will help to identify any planning issues. Examples of these include outbuildings lying outside the boundary or that a restrictive covenant has been breached.

Liverpool City Council Council Tax

The council tax paid by a homeowner is based on various criteria e.g. the size of the property and the value of the home as determined by the VOA in 1991. E.g. for an average Tax Band B house in Bootle, the amount of council tax due would be £1,444 per year.

A conveyancing solicitor in Bootle will inform a buyer of the home's council tax band as soon as they are made aware.

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 £1,083.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property is a hall of residence. Property built after 1991 is assigned a council tax banding by the Valuation Office Agency (VOA).

Band Liverpool City Council Tax (2018)
A £1,238
B £1,444
C £1,650
D £1,857
E £2,269
F £2,682
G £3,094
H £3,713

Are you about you buy a home in the wrong council tax band?

In 2016/17, 430 council tax challenges were made, and 210 saw a subsequent 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 Bootle properties

The current SDLT threshold is £125k. After a residential property sale has completed, the purchaser's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

Quittance Conveyancing is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.

See Stamp Duty Land Tax examples for homes in Bootle:

  Average sale price (2017) Stamp Duty
Average price £104,864 £0.00
Average price (detached) £198,736 £1,474.72
Average new build £170,074 £901.48

Stamp duty relief for first-time buyers in Bootle

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. So if a second property was bought for £104,864 then the SDLT total will be £3,145.92.

Conveyancing solicitors in Bootle should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Bootle

New build site

The pitfalls associated with buying a leasehold property in England or Wales are recognised. The numerous common problems awaiting the unsuspecting buyer can include:

  • overpriced managing agent packs
  • increasing ground rents
  • onerous covenants
Erroneous leasehold advice, from an inexperienced conveyancer, could have costly, long-term consequences.

A specialist conveyancing solicitor in Bootle will address aspects of leasehold, such as dealing with landlords, reviewing the lease itself (many leases are decades old) and landlord/tenant disputes.

Our specialist leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Bootle?

House being built

Based on data collated by the Land Registry, 65 new builds were purchased in Bootle last year. The average value of new build property in Bootle is £170,074.

A new-build conveyancing solicitor in Bootle will need to be familiar with both local Bootle issues as well as new build's added complexities, like working to builders' exchange timelines, checking the suitability of new build insurance and checking new build warranties with warranty providers, including NHBC Buildmark, Advantage HCI? and Castle.

Our highly qualified conveyancing team are experts in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Merseyside Conservation areas

Your conveyancing solicitor will need to check whether the residential property you are purchasing is in a conservation area in Bootle. If it is, the house will be affected by specific restrictions. These building controls, referred to as Article 4 Directions, can include anything from restrictions on the removal or addition of front boundary walls, to restrictions on the addition of cladding.

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 Bootle.

Conveyancing - Selling a property in Bootle

The legal process for a sale of a house or flat is normally less troublesome than for a purchase. The buyer's solicitor carries out a detailed legal assessment on the property and its legal title. Conveyancing solicitors in Bootle acting for the seller, however, essentially just collects all documents and information relating to the property and answers the buyer's questions .

Factors that could delay or endanger the process

A property can face potential roadblocks (such as being situated on a flood plain) that can derail a transaction.

Property specialists will usually recommend to sellers that they handle these issues without delay.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The legal work for a leasehold flat or house is much more time-consuming in comparison with a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Bootle, including sourcing the latest service charge and ground rent statement or a copy of any required license to assign.

Estate agents are right to recommend that sellers appoint a conveyancer as soon as an estate agent is chosen to reduce the impact of any leasehold-caused difficulties.

What if Quittance is acting for the other side?

SRA regulations ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both sides.

If you are buying or selling a property in Bootle, and we are carrying out the legal work for the other side, you may wish to contact a law firm in Bootle to carry out your legal work.

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Conveyancing - Remortgaging a property in Bootle

The main reason people remortgage a home is to get a lower interest rate. There are also any number of other reasons to remortgage, for example wanting a more flexible mortgage, or releasing funds to help pay for home improvements.

An efficient conveyancing solicitor in Bootle can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when getting the mortgage rate you want.

The property lawyer conducting the legal work needs to be able to act for the new lender. Our conveyancing team are on the panel for all major UK lenders, so no matter whether you are switching to an interest-only mortgage with the Nationwide Building Society or to a variable-rate mortgage with the Buckinghamshire Building Society, Quittance can help.

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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