Updated: October 12, 2018

Bredbury conveyancing solicitor fees

No Move, No Fee conveyancing in Bredbury

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Bredbury for the legal work associated with buying or selling a property.

Are Bredbury conveyancing fees and costs fixed?

Some conveyancing solicitors in Bredbury carry out the legal work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your quote will set out what you will be charged when your house or flat sale completes.

Are there any other costs?

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 bankruptcy searches or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will conveyancing in Bredbury cost in total?

Although conveyancing fees in Bredbury will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard sale or purchase, what we quote is the fee you pay. 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 Bredbury

When carrying out the conveyancing for a homebuyer, the Bredbury conveyancing solicitor will investigate the property's title and make their "report on title".

The property lawyer will make recommendations following their enquiries, deal with any legal problems and register the new owner's title at the Land Registry.

This section discusses elements of the buying process for conveyancing solicitors in Bredbury that warrant specialist knowledge.

Your Bredbury conveyancing solicitor must be lender-approved

Before you appoint a Bredbury conveyancing solicitor, it is essential that you check that they are approved by your chosen lender, whether you are obtaining a mortgage from the HSBC, Accord Mortgages or any other lender.

Your solicitor may be unable to act for your chosen lender, because some mortgage lenders only accept a select panel of law firms that pass strict selection criteria.

Should this be the case, the lender will likely require a second legal firm to complete the legal work, and you will then have to cover this alternative lawyer's fees. This can frustrate or delay the process.

Failing to check the lender panel status of your property solicitor could result in significant delays.

Quittance Conveyancing can perform the conveyancing for all mortgage providers.

Stockport Metropolitan Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Bredbury conveyancing solicitors to help identify any broader issues that might possibly affect how much your house or flat will be worth. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Chancel repair liabilitysome Bredbury property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Additional searches, such as a highways search or a disadvantaged area search, may also be referred to subject to the outcome of the initial searches.

The approximate processing time for LA searches ordered from Stockport Metropolitan Borough Council is 2 weeks. Your solicitor will instead apply for personal searches, which are usually faster.

Planning searches

Your conveyancing solicitor will request office copies from HM Land Registry. This will help to highlight any issues, for example neighbours' rights of access or a difference between the agent's floorplan and the title plan.

Stockport Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Bredbury will pay to Stockport Metropolitan Borough Council will depend on the property's value and the number of residents. For instance for an average Valuation Band E property in Bredbury, the amount due would be £2,249.

A conveyancing solicitor in Bredbury will inform the buyer of the property's tax band once they are themselves notified.

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 £1,687.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property was left empty by a bankrupt person.

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

In the financial year 2016/17, 50 council tax challenges were made, of which 20 resulted in a reduction. 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 Bredbury properties

The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the property if it exceeds £125k.

Steep fines await those who miss the stamp duty payment deadline.

Quittance Conveyancing's case management software integrates with online SDLT filing systems to ensure that the Stamp Duty Land Tax is paid in full quickly and accurately.

See table below for stamp duty examples for properties in Greater Manchester:

  Average sale price (2017) Stamp Duty Land Tax
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Bredbury bought a second property for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Bredbury

In November 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Conveyancing solicitors in Bredbury will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Bredbury

New build site

Purchasing a leasehold house or flat is not as straightforward as purchasing a freehold home. The many potential traps awaiting an uninformed purchaser could include unreasonable managing agent fees and spiralling ground rents.

Inaccurate leasehold advice, from a solicitor who has only ever experienced freehold cases, can have costly, long-term consequences.

If you intend to buy a house or flat with a lease, a experienced conveyancing solicitor in Bredbury will address aspects of leasehold, including short leases, service charges and whether they have been collected and reviewing the lease itself.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Bredbury?

New build site

According to Land Registry information, 3033 brand new homes were purchased in Chadderton last year. The average purchase price of a new build home in Bredbury is £268,317.

Purchasing a new build property is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a conveyancing solicitor in Bredbury should be aware of local factors and should investigate several key issues, such as investigating developer incentives and verifying rights of easements.

Our new build conveyancing team are specialists in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in Cheshire

Your conveyancing solicitor will confirm whether the home you are going to buy is in one of Bredbury's conservation areas. If it is, the house could be affected by specific building controls. These building controls, referred to as Article 4 Directions, could include anything from general restrictions governing the use of non-traditional materials, to restrictions on the use of PVC or aluminium windows.

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bredbury.

Conveyancing - Selling a property in Bredbury

The legal work involved in a property sale is less complicated than for a purchase. For a house purchase, the responsibility lies entirely with the buyer to make sure that the property's title is mortgageable and is (or can be) registered at the Land Registry.

Conversely, when selling, conveyancing solicitors in Bredbury acting for the vendor for the most part just answer any enquiries made by the buyer's solicitor.

How to help your sale go through

Common hurdles, such as having previously suffered from a flood event or being a listed building with non-compliant alterations, might endanger the sale conveyancing process.

It is usually advisable for sellers to handle such issues as soon as they come to light.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is much more protracted than for a freehold property.

Bredbury conveyancing solicitors will also perform extra work, for example obtaining an up-to-date service charge statement, through to details of any required deed of covenant.

To reduce delays, it is strongly advised that the vendor contacts a leasehold specialist as soon as the decision is made to sell.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale. CLC-regulated conveyancers, however, can act for both sides.

You may want to instruct a property solicitor firm in Bredbury to carry out your conveyancing, if we are carrying out the legal work for the other side.

Local Bredbury conveyancing solicitor directory

  • Alfred Newton Solicitors, 231 George Lane, Bredbury, Stockport, Cheshire, SK6 1DJ

Conveyancing - Remortgaging a property in Bredbury

Homeowners remortgage a home for a variety of reasons, for example wanting to borrow more, or getting on to a new fixed-rate deal. By far the most common reason, however, is to reduce the monthly repayments.

Homeowners will typically be able to benefit from a better rate earlier by using a more proactive conveyancing solicitor in Bredbury, reducing the time the conveyancing takes to complete. With the Bank of England base rate now at 0.5% (May 2018) and 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 should also be able to act for your chosen lender. Our conveyancers are on the panel for all major lenders. So whether you are switching to a variable-rate with the NatWest or to a repayment mortgage with the Dudley Building Society, our remortgage specialists 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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