Updated: October 12, 2018

Cheadle conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cheadle

Conveyancing solicitor fees will be paid to conveyancing solicitors in Cheadle for the legal work associated with moving home.

Are Cheadle conveyancing fees and costs fixed?

Our conveyancers work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Cheadle who offer services on an hourly rate. Your quote will set out exactly what you will be charged when your sale or purchase goes through.

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 the costs incurred by the solicitor on your behalf, such as managing agent information or Stamp Duty.

See: A guide to all conveyancing fees

How much will the total Cheadle solicitor conveyancing fees be?

Cheadle conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, such as utilities searches, may be needed and Local Authority Search fees can vary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. 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 considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Cheadle

The conveyancing for a home purchase will need the conveyancing solicitor in Cheadle to consider a wide range of issues. Examples of such issues can range from defective property title (e.g. the title is subject to an estate contract) to a flying freehold affecting the future saleability of the property.

The property lawyer will report their findings back to the buyer and their mortgage lender, assist in resolving any issues and confirm that the legal title passes to the new owner.

The following considers those parts of the legal process for conveyancing solicitors in Cheadle where a deeper understanding of the legal technicalities is necessary.

Your Cheadle conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like the Yorkshire Building Society or a financial institution such as Whistletree, before you appoint a conveyancing solicitor in Cheadle you must confirm that they can act on behalf of your mortgage lender.

Quite a few lenders will only work with a restricted group of solicitors or licensed conveyancers. If your conveyancer cannot act for your mortgage lender, the lender will probably need a second legal firm to complete the legal work.

The purchaser will usually need to pay this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Failing to check your conveyancing solicitor's lender panel status could result in significant delays.

Our solicitors can perform the conveyancing for all mortgage lenders.

Conveyancing Searches (Stockport Metropolitan Borough Council)

Searches are submitted by Cheadle conveyancing solicitors to help to identify any wider issues that might have an impact on the value of the property you are purchasing. They include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes whether there are any proposed road schemes within 200m
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More specific searches, such as a tin mining search or a Forestry Commission search, may also be referred to following the initial searches.

Stockport Metropolitan Borough Council has an average delivery time of 2 weeks for property searches, so faster personal searches will be preferred.

Planning permissions

The buyer's conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from HMLR. This will help to expose planning issues. Examples of these include a difference between the agent's floorplan and the title plan or restrictions that limit alterations.

Stockport Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various factors that include the property's whereabouts and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). E.g. for an average Valuation Band C residential property in Cheadle, the council tax due would be £1,636 per year.

A conveyancing solicitor in Cheadle will inform a purchaser of the property's band once they have the Local Authority search results.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,227.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the home is left unoccupied by a student. The Valuation Office Agency calculate bandings for newly-constructed property, and where the owner has requested a revaluation.

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

Can I lower my band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Owners can ask for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Cheadle properties

Submitting the SDLT1 form to HM Revenue and Customs (HMRC) is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home.

Quittance's case management software are fully integrated with HM Revenue and Customs (HMRC)'s electronic filing systems.

See Stamp Duty Land Tax examples for homes in Cheadle:

  Average sale price (2017) Stamp Duty
Average price £276,792 £3,839.60
Average price (detached) £389,855 £9,492.75
Average new build £289,671 £4,483.55

Stamp duty relief for first-time buyers in Cheadle

Relief is available on home purchases below £300k for first-time buyers. Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Cheadle bought a second home for the average price of £276,792 the SDLT would be £22,143.36.

Cheadle conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Cheadle

New build site

Buying a leasehold property can be challenging when compared to purchasing a freehold home. The many potential traps awaiting an uninformed buyer include:

  • doubling ground rents
  • unreasonable managing agent fees
  • onerous clauses in the lease
Serious financial ramifications can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a leasehold home, a competent conveyancing solicitor in Cheadle will consider potential leasehold issues, such as :

  • checking the lease itself
  • reviewing correspondence between the freeholder and leaseholder
  • service charges for relevant date periods
  • onerous covenants

Our leasehold conveyancing solicitor team will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Cheadle?

New build building site

According to HMLR data, 4 new build properties have been bought in Cheadle in 2018 so far. The average purchase price of new build homes in Cheadle is £315,000.

The legal side of purchasing a new build can be complicated compared to other types of conveyancing. Therefore a conveyancing solicitor in Cheadle must be conscious of both region-specific factors and also should consider a range of factors, like handling unreasonable delays and working to builders' exchange timelines.

Quittance Conveyancing deliver an impartial appraisal of the legal title of the house or flat, with a close eye on considerations like unfair leasehold conditions and potential freehold acquisition traps.

Conservation areas in Cheshire

When carrying out the conveyancing for a purchase in Cheadle, a conveyancing solicitor will confirm whether the home is in one of Cheadle's conservation areas. If it is, the house could be affected by specific building controls. These building controls may include a range of factors from restrictions on the removal of chimneys, to restrictions on the display of advertisements.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Cheadle

The legal side of a property sale is generally simpler than for a purchase. During the sale of a house or flat, the responsibility is solely on the buyer to satisfy themselves that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.

Conversely, when selling, conveyancing solicitors in Cheadle acting for the existing owner effectively just answer the buyer's solicitor's questions.

What factors could threaten your sale?

Hurdles, like a problematic solar panel lease, can threaten your home move if not handled appropriately.

Property experts will generally recommend to vendors that they tackle any such problems head on.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold property is much more complicated compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Cheadle will need to conduct additional work, such as obtaining an up-to-date service charge statement or any details of any ongoing enfranchisement process.

So as to resolve any leasehold-related issues sooner, it is strongly advised that the seller instruct a lawyer as soon as possible, and preferably before going on the market,.

What if Quittance is already acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale.

You can contact a local Cheadle conveyancing solicitor firm to carry out your legal work, if we are doing the legal work for the other side.


Conveyancing - Remortgaging a property in Cheadle

Securing a better rate of interest is usually why homeowners opt to remortgage. There are other reasons, such as releasing funds to help pay for home improvements, or the current mortgage deal coming to an end.

A proactive conveyancing solicitor in Cheadle will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting on to the rate you want.

It is key that the property lawyer carrying out the remortgage can act for your chosen lender. Our conveyancing team are on the panel for all major lenders, so no matter whether you are moving to a cashback mortgage with the Halifax or to a fixed-rate mortgage 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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