Award-winning No Move, No Fee conveyancing for Bury home movers
By Gaynor Haliday , Oct 12, 2018
Whether you are buying or selling a home and need conveyancing solicitors in Bury, Quittance Conveyancing's no sale, no fee property lawyers are here to help.
Quittance offer 100% fixed conveyancing fees, and you will never be uninformed about how your sale or purchase is progressing, thanks to our focus on proactive communication.
Our no move no fee promise means that should your home move not go ahead, you won't incur any conveyancing solicitors' legal fees at all.
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Bury's most communicative conveyancing service
According to Law Society market research, over 45% of those who participated said that it was poor communication that was responsible for delays in their home move.
The Conveyancing Quality Scheme (CQS) formal client charter specifically prioritises conveyancing solicitors communicating more proactively.
Nevertheless, a Conveyancing Association-commissioned survey, ascertained over a fifth of conveyancing transactions do not exchange due to delays caused by inadequate communication.
Keeping you updated
Our team of Bury conveyancing solicitors aim to give you a dedicated and proactive conveyancing service 7 days a week, using the communication method of your choice:
- Lowest Bury conveyancing solicitors fees
- We are open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Handy, mobile-friendly case tracking technology
- Instant updates via SMS, phone and email
- Your dedicated conveyancer's DDI and email address
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.
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
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.
Quittance Conveyancing are on the panel of all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK 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.
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)|
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
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 (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
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
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?
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.
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
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.0
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.
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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