Updated: October 12, 2018

Bury conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Bury

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Bury for the legal work associated with moving home.

How are Bury conveyancing fees calculated?

Some conveyancing solicitors in Bury will work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote explains what you will pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay 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 identity verification checks or bankruptcy searches.

See: A guide to all conveyancing fees

How much will the total Bury solicitor conveyancing fees be?

Conveyancing solicitor fees in Bury should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Bury

Recent changes to the law mean that a seller must now disclose issues concerning their property to their estate agent and to the purchaser.

That said, it remains the responsibility of a conveyancing solicitor in Bury to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and register the new owner's title at the Land Registry.

The following provides advice for buyers who want conveyancing solicitors in Bury.

Your Bury conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from the HSBC, the Dudley Building Society or any other lender, before appointing a conveyancing solicitor in Bury it is critical that you make sure that they can represent your mortgage lender.

Many lenders will only accept a selected list (their 'panel') of legal firms. If a conveyancer cannot act for your mortgage lender, the lender will require a different legal firm to carry out the legal work.

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

Not checking your property solicitor's lender panel status could result in serious delays.

Quittance Conveyancing are on the panel of all mortgage lenders.

Residential Property Searches (Bury Metropolitan Borough Council)

Residential property searches are enquiries made of public bodies by Bury conveyancing solicitors to highlight issues affecting the home you want to buy.

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

Your lawyer will tell you if your lender wants any further searches, e.g. a radon gas search or a commons registration search.

Bury Metropolitan Borough Council has a usual lead time of 4 weeks for property searches. As a result, regulated searches will be faster.

Planning documents

Your conveyancing solicitor also obtains an Official Copy of the Title Register from HMLR. This will help to highlight potential planning issues, such as right of access issues or discrepancies between the property boundaries and the title plan.

Bury Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on a number of factors which include the location of the property and the value of the property as determined by the VOA in 1991. E.g. a house in the Bury Metropolitan Borough Council area in Valuation Band B would pay £1,360 per annum.

Bury conveyancing solicitors will inform the purchaser of the property's tax band after this is confirmed by the searches.

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 £1,020.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is occupied by someone who is seriously mentally impaired. New build property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Bury Metropolitan Borough Council Tax (2018)
A £1,166
B £1,360
C £1,555
D £1,749
E £2,138
F £2,526
G £2,915
H £3,498

Can I challenge the council tax banding?

In the 2016/17 financial year, 30 council tax challenges were made, and 10 were upheld and refunds awarded. To challenge your banding contact:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

Stamp Duty on Bury properties

Stamp duty works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home. Given the complexity of the SDLT1 tax return form, only the brave would attempt to complete and file this with HM Revenue & Customs without a conveyancing solicitor's help.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use online case management system to ensure that SDLT is paid immediately after completion.

See table below for SDLT examples for homes in Bury:

  Average selling price (February 2018) Stamp Duty Land Tax
Average price £184,333 £1,186.66
Average price (detached) £350,463 £7,523.15
Average new build £292,472 £4,623.60

Stamp duty relief for first-time buyers in Bury

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with relief up to £500,000 in some areas. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Bury for the average price of £184,333 the SDLT would be £9,216.65.

Conveyancing solicitors in Bury will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bury

New build site

Buying a leasehold property if you don't know what you are getting into is risky. The many potential problems awaiting an uninformed purchaser could include:

  • freeholds sold without first refusal to leaseholders
  • spiralling ground rents
  • unreasonable managing agent fees
Poor leasehold guidance, from an inexperienced property lawyer, could lead to serious consequences.

If you are planning to buy a leasehold property, a good conveyancing solicitor in Bury will consider potential leasehold issues, such as :

  • sometimes ancient and arcane lease documents
  • managing agent or landlord enquiries
  • service charges for relevant date periods
  • leaseholder/freeholder disputes

Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Bury?

House being built

Based on local data sourced by Her Majesty's Land Registry, the average purchase price of Bury new build properties is £283,240. 7 new build homes have been bought in Bury in 2018 so far.

A new-build conveyancing solicitor in Bury needs to be conscious of local issues and the added complexities associated with new build, including handling unreasonable delays and administering Help to Buy purchases.

Our highly qualified conveyancing team specialise in representing buyers to achieve the best outcome and meeting short developer deadlines.

Greater Manchester Conservation areas

Whether you are intending to buy a period coach house or an Edwardian house, if the home is in a protected conservation area, any planned alterations to the home may not be accepted by Bury Metropolitan Borough Council.

These constraints, referred to as Article 4 Directions, may include anything from restrictions on the use of PVC windows, to restrictions on the addition of cladding.

If a property is in breach, you could be required (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

Mount Pleasant, All Saints and Ainsworth Village are among the conservation areas in Bury. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bury.

Conveyancing - Selling a property in Bury

The legal process for a sale of a home is less complicated than for a property purchase. When property changes hands, the responsibility is on the buyer to make sure that the house or flat is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Bury acting for the existing owner need only respond to enquiries made on behalf of the buyer.

What could put a property sale at risk?

Properties will frequently have a broad spectrum of issues (such as a complex 'Green Deal') that have the capacity to stop a purchase in its tracks.

Don't bury your head and hope the buyer's solicitor won't notice. Instead, you should get legal advice, face the issues head on, and find a solution promptly.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold property is a great deal more complex than for a freehold house.

Conveyancing solicitors in Bury will also need to carry out additional work, which could include applying for a comprehensive pack of information, through to details of planned major works.

It is strongly advised that the seller instructs a leasehold-specialist lawyer as early as possible to reduce delays.

Can your conveyancing solicitors act for both the buyer and the seller in one transaction?

Solicitors Regulation Authority (SRA) rules prevent the same solicitor from working on behalf of both sides in a house sale. CLC-regulated conveyancers, however, can act for both parties.

If you are buying or selling a Bury property, and one of our conveyancing solicitors is doing the legal work for the other side, you could contact a property solicitor firm in Bury to carry out your legal work.

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Conveyancing - Remortgaging a property in Bury

Homeowners remortgage a home for a variety of reasons, for example the current mortgage deal coming to an end, or extending the mortgage term. By far the most common reason, however, is to lower their monthly repayments.

An efficient conveyancing solicitor in Bury can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

The property lawyer carrying out your remortgage should also be able to act for the new mortgage provider. Our conveyancing team are on all major UK lenders' panels. So whether you are switching to a 95% mortgage with RBS or to a repayment mortgage with the Chelsea Building Society, our remortgage team 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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