Updated: October 12, 2018

Cheadle Hulme conveyancing solicitor fees

No Move, No Fee conveyancing in Cheadle Hulme

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

Do Cheadle Hulme conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in Cheadle Hulme who work on an hourly rate. Your quote will set out what you will be charged when your sale or purchase completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as identity verification checks or Stamp Duty.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Cheadle Hulme cost?

Whilst conveyancing fees in Cheadle Hulme will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, additional region-specific searches, e.g. a historic mining search, may be needed and Local Authority Search fees can vary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard home 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 delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Cheadle Hulme

Purchase conveyancing needs a conveyancing solicitor in Cheadle Hulme to consider a wide range of issues. Examples of such issues are technical problems relating to the property title and the mortgageability of the property itself.

The buyer's solicitor will report their findings back to the buyer and their mortgage lender, help with resolving any problems and register the title in the new owner's name.

This article considers those areas of the legal process for conveyancing solicitors in Cheadle Hulme where greater expertise is needed.

Your Cheadle Hulme conveyancing solicitor must be lender-approved

Before choosing a Cheadle Hulme conveyancing solicitor, it is vital that you check that they can act for your chosen lender, whether you are taking out a mortgage from New Street Mortgages, Birmingham Midshires or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies only accept a select group (often referred to as a 'panel') of legal practices.

Under these circumstances, the lender will require an alternative legal firm to complete the legal work, and you will be expected to pay this alternate lawyer's costs. Resulting delays can jeopardise the whole purchase.

Neglecting to check your conveyancing lawyer's lender panel status could mean serious delays.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Searches (Stockport Metropolitan Borough Council)

Property searches are enquiries made of various authorities by Cheadle Hulme conveyancing solicitors to help uncover relevant information about your planned purchase.

Banks and building societies also expect conveyancing search packs to be submitted. Required searches will include:

  • Local Authority (LA) search - planning and development details from Stockport Metropolitan Borough Council records
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Cheadle Hulme properties for local parish repairs.

Buyers will be informed if your mortgage lender requires any further searches, such as a highways authority search or a commons registration search.

Buyers will have to endure a wait of roughly 2 weeks for Local Authority searches provided by Stockport Metropolitan Borough Council, so quicker regulated searches will be advisable.

Planning permissions

Official Entries (or 'office copies') will also be sourced from HM Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to highlight any issues, for example restrictive covenants governing the use of the property or outbuildings missing from the title plan.

Stockport Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Cheadle Hulme will pay to Stockport Metropolitan Borough Council will depend on the property's value and the number of residents. E.g. for an average Band D home in Cheadle Hulme, the amount of council tax due would be £1,840 per year.

Cheadle Hulme conveyancing solicitors will inform a purchaser 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 £1,380.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or where an occupation is prohibited by law such as a compulsory purchase order. The Valuation Office Agency work out bands for new homes, 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

Are you paying too much?

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

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made. 20 saw a subsequent reduction.

Stamp Duty on Cheadle Hulme properties

The current Stamp Duty Land Tax threshold is £125,000 in England, Wales and Northern Ireland.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

This table sets out Stamp Duty Land Tax for typical property in Greater Manchester:

  Average selling price (2017) SDLT
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Homeowners must pay a higher rate of SDLT for the purchase of a second home. Therefore, if a homeowner in Cheadle Hulme bought a second home for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Cheadle Hulme

In 11/17, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Conveyancing solicitors in Cheadle Hulme will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Cheadle Hulme

New build site

Buying a leasehold house or flat can be complex, compared to buying a freehold home. The numerous common problems lying in wait for an uninformed purchaser could include doubling ground rents, unfair clauses in the lease and unpaid service charges by the existing leaseholder.

Poor leasehold guidance, from a conveyancing solicitor who has only ever experienced freehold purchases, could have serious financial consequences.

A good conveyancing solicitor in Cheadle Hulme will consider potential leasehold issues, such as :

  • reviewing the lease itself (some documents can be centuries old)
  • service charges, ground rents and buildings insurance arrangements
  • reviewing correspondence between the freeholder and leaseholder
  • planned large scale expenditure is planned
  • missing building regs and planning

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

Buying a 'New Build' property in Cheadle Hulme?

New build site

The average value of a new build in Cheadle Hulme is £268,317. 3033 new builds were purchased in Denton last year.

A new-build conveyancing solicitor in Cheadle Hulme will need to be aware of local Cheadle Hulme issues and the extra complexities associated with new build, e.g. handling deposits and ensuring compliance with planning regulations.

Our award-winning new build team are experts in helping the buyer get the best possible purchase terms and working to tight developer deadlines.

Greater Manchester Conservation areas

Your conveyancing solicitor will check if the house you are intending to buy is in a conservation area in Cheadle Hulme. If it is, the property will be affected by specific restrictions. These restrictions, referred to as Article 4 Directions, can include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, the local planning authority can require the new owner to revert the property to its earlier condition, even if the previous owner carried out the alterations.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Cheadle Hulme.

Conveyancing - Selling a property in Cheadle Hulme

The legal process for a property sale is much simpler than when purchasing. The buyer conducts thorough due diligence into the property's title and other legal aspects. In contrast, conveyancing solicitors in Cheadle Hulme acting for the vendor effectively just collates requested paperwork (e.g. warranties and certificates) and replies to the solicitor's standard and additional enquiries .

What steps can you take to improve the odds of your sale going through?

Issues, like not being connected to the water mains or restrictive covenants, can actually frustrate the conveyancing process if not dealt with promptly.

Property specialists usually advise that sellers face any such problems head on and fix them.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat is a great deal more technical compared to a freehold house.

Conveyancing solicitors in Cheadle Hulme will also perform extra work, and this could include requesting an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

To help mitigate the delays involved in selling a leasehold house or flat, it is strongly advised that the vendor contact a solicitor as early as possible.

Can Quittance conveyancers act for both the buyer and the seller in one transaction?

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Cheadle Hulme, and a Quittance solicitor is acting for the other side, you may wish to contact a law firm in Cheadle Hulme to carry out your legal work.

Local Cheadle Hulme conveyancing solicitor directory

  • Baileys, Landmark House, Station Road, Cheadle Hulme, Cheadle, Cheshire, SK8 7BS
  • Minahan Hirst & Co Limited, 33 Station Road, Cheadle Hulme, Cheadle, Cheshire, SK8 5AF
  • Gary Robinson, 154 Acre Lane, Cheadle Hulme, Cheadle, Cheshire, SK8 7PD

Conveyancing - Remortgaging a property in Cheadle Hulme

Benefitting from a lower rate to reduce monthly expenses is the main reason that people opt to remortgage. There are other reasons, such as fixing the mortgage on a new discounted rate, or releasing funds to help pay for home improvements.

A good conveyancing solicitor in Cheadle Hulme can reduce the remortgage processing time, and move you to the better rate sooner. With the future of interest rates unclear, fast conveyancing can be a contributing factor to securing your preferred rate.

A property lawyer will act for both you and the mortgage lender to confirm the lender's interests are safeguarded and that the new interest in the property is registered correctly.

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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