Award-winning No Move, No Fee conveyancing for Bromborough home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's property lawyers deliver a highly recommended no sale, no fee service to property sellers and purchasers looking for conveyancing solicitors in Bromborough and throughout Merseyside.
Quittance offer 100% fixed conveyancing fees, and because we focus on proactive communication between all parties, you will always be up to speed regarding how your sale or purchase is progressing.
Our no sale no fee guarantee means should your move not proceed, you will not have to pay any conveyancing solicitors' legal fees.
Bromborough's most communicative conveyancing service
According to a Law Society poll, over 45% of the home buyers asked suggested that poor communication delayed their sale or purchase.
The consumer service charters of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are concerned with the problem of sub-standard conveyancing solicitor communication practices.
Nevertheless, inefficient communication remains one of the top 5 reasons complaints are made to the Ombudsman.
Quittance Conveyancing's team of Bromborough conveyancing solicitors aim to deliver the UK's most communicative and client-friendly conveyancing service. We strive to give you the answers you need by email, phone and via our case management app, 7 days a week:
- Lowest Bromborough conveyancing solicitor fees
- Frequent status notifications via smartphone, tablet and PC
- Easy-to-use and mobile-friendly case tracking technology
- Direct contact details for your conveyancer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
Updated: October 12, 2018
Bromborough conveyancing solicitor fees
No Move, No Fee conveyancing in Bromborough
Conveyancing solicitor fees will be paid conveyancing solicitors in Bromborough for the legal work involved in moving home.
How are Bromborough conveyancing fees calculated?
Some conveyancing solicitors in Bromborough offer services on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase goes through.
Besides conveyancing fees, what other costs are there?
You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent information or property searches.
How much will the total conveyancing fees in Bromborough cost?
Though conveyancing fees in Bromborough will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. 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 conveyancing transaction, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Bromborough
As a key part of the conveyancing for a property buyer, the conveyancing solicitor in Bromborough will carry out due diligence on the property's title and feed the results of their enquiries back to the buyer.
Following their enquiries the lawyer will give advice and will find solutions to outstanding defects and other issues and make sure that the title is registered in the name of the new buyer.
The following section discusses those parts of the legal process for conveyancing solicitors in Bromborough where additional expertise is critical.
Your Bromborough conveyancing solicitor must be lender-approved
Before instructing a conveyancing solicitor in Bromborough, you need to check that they are on the panel of your mortgage lender, whether you are obtaining a mortgage from Pepper Money, Halifax or any other lender.
Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies only accept a select panel of firms.
Under these circumstances, the lender will probably need an alternative legal firm to act in their interests, and you will then have to cover this alternate solicitor's costs. The additional work can mean the process takes much longer.
Our conveyancing solicitors can perform the conveyancing for all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Wigan Metropolitan Borough Council)
Searches are submitted by Bromborough conveyancing solicitors to identify any broader issues that might potentially have an impact on how much the property you are buying will be worth. They include:
- Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
- Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
- Environmental search - environmental issues that could adversely affect the property
- Chancel repair liability - there is a risk that some Bromborough properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
Additional searches, such as a Crossrail search or an energy search, may also be advised in the standard search results.
Wigan Metropolitan Borough Council has an estimated lead time of 4 weeks for Local Authority searches, so your solicitor will instead apply for quicker personal searches.
Checking planning status
Official Entries will also be obtained from the Land Registry by the conveyancing solicitor acting for the homebuyer, helping to identify planning issues, such as restrictive covenants governing the use of the property or the title plan showing only very general boundaries.
Wirral Metropolitan Borough Council Tax
The council tax paid by a homeowner is based on various criteria which include the size and character of the property and the value of the property. The occupier of a property in Band C, for example, would owe annual council tax of £1,541.
A conveyancing solicitor in Bromborough will inform the buyer of the home's council tax band once they have the Local Authority search results.
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 £1,156.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if an occupier is a student nurse.
|Band||Wirral Metropolitan Borough Tax (2018)|
Can you challenge the council tax bracket?
In 2016/17, 80 council tax challenges were made, of which 40 were upheld and the tax was reduced. To appeal contact:
Valuation Office Agency
Stamp Duty on Bromborough properties
The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If you are buying a home in England,Wales or Northern Ireland then stamp duty is payable on properties over £125k. In Scotland, the threshold is £145k.
Quittance Conveyancing's specialist post-completion team will ensure that the hard to understand SDLT1 form is completed and submitted to HMRC without delay.
This table sets out SDLT for typical property in Merseyside:
|Average selling price (2017)||SDLT|
|Average price (detached)||£301,093||£5,054.65|
|Average new build||£174,987||£999.74|
Stamp duty relief for first-time buyers in Bromborough
As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.
Bromborough conveyancing solicitors will confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Bromborough
It has been recently reported that over 100,000 UK property owners are trapped by leases with unreasonable conditions. The numerous common problems lying in wait for the unsuspecting purchaser include:
- marriage value issues
- doubling ground rents
- undisclosed major works
A experienced conveyancing solicitor in Bromborough will investigate aspects of the leasehold purchase, for example :
- understanding regional and era-specific nuances of leases
- service charges and whether they have been collected
- reviewing correspondence between the freeholder and leaseholder
- residents' memoranda and articles of association
Ensure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Bromborough?
According to data gathered by the HM Land Registry, the average cost of new build properties in Bromborough is £165,821. 102 new build homes have been bought in Bromborough in 2018 so far.
Acquiring a new build is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Bromborough conveyancing solicitor must be aware of both region-specific factors and also will need to report to clients on a number of issues, such as working to tight developer deadlines and confirming Section 38 agreements.
Our expert new build team provide an independent view of the legal title of the house or apartment, and in particular factors ranging from the home's subsequent resaleability to sharply increasing ground rent and service charges (where applicable).
Conservation areas in Merseyside
Your conveyancing solicitor will confirm whether the house you are buying is in a conservation area in Bromborough. If it is, the home could be affected by specific building controls. Referred to as Article 4 directions, these building controls could 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, such as removing a new garden wall.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bromborough.
Conveyancing - Selling a property in Bromborough
The conveyancing process on a property sale is more straightforward than for a purchase. When buying, the onus lies with the purchaser to validate that the legal title of the property is not legally defective.
On the other hand, when selling, conveyancing solicitors in Bromborough acting for the vendor for the most part just answer questions set by the buyer's conveyancing solicitor.
What factors could threaten your sale?
A house or flat will often come with many possible complications (for example not having suitable right of way) that can endanger your move.
In most cases, it is a good idea for vendors to handle such issues as soon as they come to light.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a leasehold flat? What to do before going on the market
Read more conveyancing advice for sellers.
Conveyancing for a leasehold property is a great deal more complex than it is for a freehold home.
Conveyancing solicitors in Bromborough will also perform extra work, such as collating the latest service charge and ground rent statement, through to a copy of any notices served on the leaseholder.
It is highly recommended that the vendor contacts a property lawyer with leasehold experience as early in the process as possible, and preferably before marketing the property, to reduce delays.
What if Quittance conveyancers are acting for the other side?
Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.
If you are buying or selling a Bromborough home, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could contact a property solicitor firm in Bromborough to carry out your legal work.
Local Bromborough conveyancing solicitor directory
- ACS Solicitors, 10 High Street, Bromborough, Wirral, Merseyside, CH62 7HA
- Riverview Law Ltd, Hilbre Riverside Park, Southwood Road, Bromborough, Wirral, CH62 3QX
Conveyancing - Remortgaging a property in Bromborough
Whilst there are many reasons to consider remortgaging, people will generally remortgage a home simply to get a better rate.
Homeowners will typically be able to benefit from a lower rate sooner with a more proactive conveyancing solicitor in Bromborough, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.
It is vital that the property lawyer carrying out the remortgage can act for your chosen mortgage lender. Quittance Conveyancing are on the panel for all major UK lenders, so no matter whether you are switching to a fixed-rate mortgage with Santander or to a joint mortgage with the Dudley Building Society, our remortgage specialists can help.
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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