Updated: October 12, 2018

Buckley conveyancing solicitor fees

No Move, No Fee conveyancing in Buckley

Conveyancing solicitor fees are paid conveyancing solicitors in Buckley for the legal work associated with moving home.

How are Buckley conveyancing fees calculated?

Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden extras, unlike some other conveyancing solicitors in Buckley who offer services on an hourly-rate basis. Your conveyancing quote sets out exactly what you will be charged when your sale or purchase completes.

Are there any other costs?

On top of the 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 office copies and title plans or Stamp Duty Land Tax.

See: A guide to all conveyancing fees

How much will conveyancing in Buckley cost in total?

Buckley conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as transport searches, may be needed.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, 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 Buckley

Purchase conveyancing will need a conveyancing solicitor in Buckley to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. no 'absolute' title) and the mortgageability of the property itself.

The conveyancer will report their findings back to the purchaser and their lender, offer practical solutions and register the title in the new owner's name.

The following section examines those parts of the buying process for conveyancing solicitors in Buckley necessitating specialist legal knowledge.

Your Buckley conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Sainsbury's Bank or a less common mortgage lender such as the Swansea Building Society, before choosing a Buckley conveyancing solicitor it is vital that you check that they can act in the interests of your mortgage lender.

Most banks and building societies are only happy to work with a selected list (their 'panel') of law firms. If a solicitor cannot act for your mortgage lender, the lender will need an alternative legal firm to complete the legal work.

The buyer will then have to cover this substitute lawyer's fees, and the conveyancing process can take much longer.

Not checking your conveyancer's lender panel status can frustrate the process.

Our solicitors are on the panel of all banks and building societies.

Searches (Flintshire County Council)

Property searches are applied for by Buckley conveyancing solicitors to help spot problems that could impact how much the property you intend to buy is worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specialised searches, such as a more detailed flood report or an energy search, may also be referred to in the standard search results.

The typical turnaround time for searches from Flintshire County Council is 13 weeks, so your lawyer will advise using faster personal searches.

Planning issues

Office copies will also be sourced from HM Land Registry by your conveyancing solicitor. This will help to reveal planning issues, such as right of access issues or discrepancies with the filed plan.

Flintshire County Council Council Tax

As a homeowner in Buckley, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, the occupier of a Band B house in the Flintshire County Council area would pay annual council tax of £1,151.

Buckley conveyancing solicitors will inform the purchaser of the home's council tax band as soon as they are 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 £864.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the home is left unoccupied by a student. The Valuation Office Agency work out bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Flintshire County Council Tax (2018)
A £987
B £1,151
C £1,316
D £1,480
E £1,809
F £2,138
G £2,467
H £2,961
I £3,454

Is it possible to appeal?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
Regent House
Regent St
Wrexham
Clwyd
Wales
LL11 1PR

Stamp Duty on Buckley properties

Given the complexity of the SDLT1 tax return form, only the fearless would attempt to complete and file this with Her Majesty's Revenue and Customs (HMRC) without a conveyancing solicitor's help.

Stamp duty is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Her Majesty's Revenue and Customs (HMRC) complications and objections are avoided using the latest case management system.

This table sets out stamp duty for property in Buckley:

  Average sale price (2017) Stamp Duty
Average price £193,567 £1,371.34
Average price (detached) £246,087 £2,421.74
Average new build £234,557 £2,191.14
If you already own another property , anywhere in the world you will be subject to a higher SDLT rate of 3%. E.g. if a second property was bought for £193,567 then the SDLT including the surcharge would be £9,678.35. .

Stamp duty relief for first-time buyers in Buckley

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Buckley conveyancing solicitors will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Buckley

New build site

It is not recommended to purchase a leasehold house or flat without knowing what you are getting into. The many potential complications lying in wait for an uninformed buyer could include unreasonable managing agent fees, ground rent multipliers and unreasonable lease extension premiums.

Serious financial ramifications can result from an inexperienced property lawyer's inaccurate leasehold advice.

A specialist conveyancing solicitor in Buckley will consider possible leasehold issues, including :

  • reviewing the lease itself (many leases are decades old)
  • dealing with landlords
  • any recent demands for service charges and ground rent
  • flats with varying lease terms

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Buckley?

House being built

The average cost of a new build in Buckley is £239,950. 4 brand new properties have been bought in Buckley in 2018 so far.

Buying a new build home can be more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Buckley must be aware of local considerations and should consider a range of factors, like checking new build mortgage procedures are followed and handling initial Land Registry registration.

Our award-winning new build team are specialists in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Lancashire Conservation areas

Whether you are looking for Tudor-style or Edwardian architecture, purchasing property in a conservation area-protected street usually means that the local character will be preserved. However, conservation area restrictions will affect your home.

These conditions may include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • 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.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Buckley's conservation areas.

Conveyancing - Selling a property in Buckley

Conveyancing for a sale of a house or flat is generally simpler than for a property purchase. The buyer must carry out a thorough legal appraisal on the property and its legal title. Conveyancing solicitors in Buckley acting for the seller, however, merely collates requested paperwork (e.g. warranties and certificates) and answers the buyer's questions .

How to minimise the risk of your sale falling through

Frequently occurring issues, such as not having suitable right of way or restrictive covenants, have the potential to derail the sale process if not handled appropriately.

Don't bury your head and hope any such problems will go away - seek out professional help instead and deal with it as quickly as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat is a great deal more time-consuming compared to a freehold house.

Conveyancing solicitors in Buckley will also perform extra work, and this could include requesting an up-to-date service charge statement, through to a copy of any notices served on the leaseholder.

In order to resolve any leasehold difficulties faster, it is highly recommended that you instruct a lawyer as early as possible.

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

A conveyancer who is regulated by the CLC can act for both sides. However, SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You could contact a property solicitor firm in Buckley to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Buckley

Homeowners remortgage their home for a variety of reasons, for example moving to an offset mortgage, or borrowing more to help pay for an extension. The main reason, however, is to lower their monthly repayments.

A proactive conveyancing solicitor in Buckley can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

It is vital that the property lawyer undertaking the legal work can act for your new mortgage lender. Our conveyancing team are on the panel for all major lenders, so no matter whether you are changing to a 100% mortgage with Santander or to a two-year discount with the Market Harborough 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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