Updated: October 12, 2018

Bramhall conveyancing solicitor fees

No Move, No Fee conveyancing in Bramhall

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

Do Bramhall conveyancing solicitors work on a fixed fee basis?

We work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Bramhall who work on a fees per hour basis. Your conveyancing quote will explain what you will pay when your house or flat sale completes.

What are disbursements?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like leasehold information packs or Land Registry fees.

See: How much should conveyancing fees cost?

How much will the total Bramhall solicitor conveyancing fees be?

Though conveyancing fees in Bramhall will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, specific extra searches, such as a commons registration search, may be necessary and Local Authority Search fees can vary.

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

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

Conveyancing - Buying a property in Bramhall

Purchase conveyancing will require a conveyancing solicitor in Bramhall to consider a wide range of issues. Examples of such factors are technical problems relating to the property title and factors affecting the mortgageability (e.g. a short lease (less than 70 years)).

The buyer's lawyer will feed the results of their enquiries back to the buyer and their lender, help with resolving any problems and register the new owner's title at the Land Registry.

The following provides useful information for people searching for conveyancing solicitors in Bramhall for a purchase.

Your Bramhall conveyancing solicitor must be lender-approved

Before instructing a Bramhall conveyancing solicitor, it is very important that you make sure that they can act in the interests of your lender, whether you are taking out a mortgage from Lloyds Bank, New Street Mortgages or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some banks and building societies are only prepared to work with a restricted panel of solicitors or licensed conveyancers.

Should this be the case, the lender will need a second solicitor firm to carry out the legal work, and you will usually need to pay this alternative lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Failing to check your conveyancing lawyer's lender panel status can mean serious delays.

Quittance Conveyancing can act for all lenders.

Property Searches (Stockport Metropolitan Borough Council)

Residential property searches are carried out by Bramhall conveyancing solicitors to help spot issues that might compromise the value of your house or flat.

Banks and building societies typically also require certain searches to be carried out. Required searches will include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Bramhall properties for local parish repairs.

Your lawyer will tell you if your chosen lender needs any more searches, such as a tin mining search or an energy search.

The average processing time for Residential property searches supplied by Stockport Metropolitan Borough Council is 2 weeks. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Office copies will also be sourced from the Land Registry by the buyer's conveyancing solicitor. This helps to find potential planning issues. Examples of these include rights or restrictions on how the property may be used or discrepancies between the property boundaries and the title plan.

Stockport Metropolitan Borough Council Council Tax

Stockport Metropolitan Borough Council calculate your council tax based on various criteria which include the size and layout of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance for an average Tax Band B home in Bramhall, the amount due would be £1,431 per year.

A conveyancing solicitor in Bramhall will inform the purchaser of the property's tax band once 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 reduces the tax due to 75% which would equal £1,073.

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.

Band Stockport Metropolitan Borough Council Tax (2018)
A £1,227
B £1,431
C £1,636
D £1,840
E £2,249
F £2,658
G £3,067
H £3,680

Are you paying more than you should?

A homeowner can ask for their property to be reassessed. The band could be revised up as well as down. 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 Bramhall properties

Stamp Duty Land Tax is paid to Her Majesty's Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

The threshold for SDLT for a property is £125,000.

Quittance Conveyancing's case management system integrates with online SDLT filing systems to ensure that the SDLT is settled quickly and with minimal fuss.

This table sets out Stamp Duty Land Tax for property in Greater Manchester:

  Average sale price (2017) Stamp Duty
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Following the autumn statement, second home buyers must pay a stamp duty surcharge of 3%. So if a second property was bought for £158,882 then the SDLT total will be £7,944.10.

Stamp duty relief for first-time buyers in Bramhall

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Bramhall conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Bramhall

New build site

It can be risky to buy a leasehold property without knowing what you are getting into. Increasing ground rents, absent freeholders and costly and undisclosed major works are only some of the frequent complications awaiting an uninformed buyer.

Misguided leasehold advice, from a solicitor lacking in specialist knowledge, could have serious financial implications.

A expert conveyancing solicitor in Bramhall will consider possible leasehold issues, for example reviewing the lease, managing agent or landlord enquiries and service charge records from the last three years.

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

Buying a 'New Build' property in Bramhall?

Building site

According to Land Registry information, 3033 brand new homes were purchased in Bredbury last year. The average price for a new build property in Bramhall is £268,317.

A new-build conveyancing solicitor in Bramhall must be aware of both local issues and the specific issues associated with new build, like administering Help to Buy purchases, handling unreasonable delays and registering ownership with warranty providers, including NHBC, Building Zone and HAPM.

Our highly qualified conveyancing team specialise in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.

Conservation areas in Cheshire

Your conveyancing solicitor will need to check whether the house you are going to buy is in one of Bramhall's conservation areas. If it is, the home will be affected by specific constraints. Called Article 4 directions, these constraints may include:

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits on extensions (even if within Permitted Development rights)

The local planning authority 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 Bramhall's conservation areas.

Conveyancing - Selling a property in Bramhall

The conveyancing process on a house sale is much easier than for a purchase. For a house purchase, the onus is on the buyer to verify that the title of the property can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in Bramhall acting for the person selling need only answer any enquiries made by the buyer's solicitor.

What could put the conveyancing process at risk?

Properties will frequently have many possible complications (such as a problematic solar panel lease) which could draw out a sale for weeks.

Don't bury your head, waiting to see if the problem is discovered. Instead, you should get professional advice, square up to the issue(s), and find a solution promptly.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is a great deal more specialised compared to a freehold house.

Conveyancing solicitors in Bramhall must usually carry out further legal work. This can involve requesting detailed managing agent information, through to details of planned major works.

To accelerate the handling of the leasehold work, it is strongly advised that the vendor contacts a leasehold-specialist lawyer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for the buyer and the seller of the same property?

A conveyancer who is regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

You may wish to contact a law firm in Bramhall to undertake your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Bramhall conveyancing solicitor directory

  • Hargreaves Mounteney Limited, 22 The Village Square, Bramhall Centre, Stockport, Cheshire, SK7 1AW
  • Bramhall Solicitors, Errwood House, 212 Moss Lane, Bramhall, Stockport, Cheshire, SK7 1BD
  • Butcher and Barlow LLP, 205 Moss Lane, Bramhall, Stockport, Cheshire, SK7 1BA
  • Salehs LLP, 4 Fir Road, Bramhall, Stockport, Greater Manchester, SK7 2NP

Conveyancing - Remortgaging a property in Bramhall

People remortgage for a number of reasons, for example borrowing more to help pay for an extension, or the existing lender having refused a payment holiday. By far the most common reason, however, is to lower their monthly repayments.

You can benefit from a better rate sooner with a more proactive conveyancing solicitor in Bramhall, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.

It is key that the property lawyer carrying out the remortgage is also able to act for your chosen mortgage provider. Our conveyancers are on the panel for all major UK lenders, so no matter whether you are switching to a fixed-rate mortgage with Lloyds Bank or to a discounted-rate mortgage with the Bank of Ireland, 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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