Updated: October 12, 2018

Congleton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Congleton

Conveyancing solicitor fees are paid to your Congleton conveyancing solicitor for the legal work associated with moving home.

How are Congleton conveyancing fees calculated?

Some conveyancing solicitors in Congleton offer services on an hourly rate. Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis, with no unexpected, additional costs. Your quote will set out exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like local authority searches or indemnity insurance.

See: Complete list of conveyancing fees

How much will the total Congleton solicitor conveyancing fees be?

Conveyancing fees in Congleton will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. utilities searches, may be necessary and council search fees will vary.

There are no hidden costs or surprises to be paid with Quittance. For standard conveyancing transactions, the conveyancing fee 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 average solicitors' fees

Conveyancing - Buying a property in Congleton

The conveyancing for a property purchase will need a conveyancing solicitor in Congleton to consider a wide range of issues. Examples of such issues can range from technical problems relating to the property title to Japanese Knotweed affecting the future saleability of the property.

The buyer's solicitor will report their findings back to the buyer and their mortgage lender, make practical suggestions and confirm that the legal title passes to the new owner.

This section examines the kinds of property that carry additional risk for homebuyers who want conveyancing solicitors in Congleton.

Your Congleton conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Halifax or a niche lender such as the Dudley Building Society, before you instruct a conveyancing solicitor in Congleton it is vital that you check that they are on the approved solicitor panel of your chosen lender.

The majority of mortgage lenders are only prepared to work with a restricted group of firms that meet stringent criteria. If your conveyancer is not on the panel of your chosen lender, the lender will require a second law firm to complete the legal work.

The home buyer will be expected to pay this alternate lawyer's costs and significant delays to your move could occur.

Neglecting to check the lender panel status of your conveyancing lawyer can mean significant delays.

Our solicitors are approved members of all lender panels.

Searches (Cheshire East Council)

Residential property searches are enquiries made of various authorities by Congleton conveyancing solicitors to highlight issues affecting the home you want to buy.

Lenders will also require certain searches to be carried out. Required searches will include:

  • Local Authority (LA) search - contains information about the property and surrounding area held by Cheshire East Council
  • 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 - some Congleton property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a radon gas search or a Forestry Commission search, may also be recommended in the standard searches.

Cheshire East Council has a typical turnaround time of 4 weeks for property searches. Your lawyer could instead use faster personal searches.

Planning searches

Official Entries will also be obtained by your conveyancing solicitor, helping to evidence potential planning issues, for example restrictive covenants governing the use of the property or discrepancies between the property boundaries and the title plan.

Cheshire East Council Council Tax

Cheshire East Council calculate council tax on Congleton homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Tax Band E home in Congleton, the council tax amount would be £2,085.

A conveyancing solicitor in Congleton will inform the buyer of the home's council 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 reduces the tax due to 75% which would equal £1,564.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or for spouses of students who are not British. Property built after 1991 is allocated a band by the Valuation Office Agency (VOA).

Band Cheshire East Council Tax (2018)
A £1,138
B £1,327
C £1,517
D £1,706
E £2,085
F £2,465
G £2,844
H £3,413

Could I be overpaying council tax?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 120 council tax challenges were made, and 50 saw a reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Blackburn House
Old Hall St

Stamp Duty on Congleton properties

Given the complexity of the SDLT1 tax return form, only the courageous would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

The current SDLT threshold for residential properties is £125,000.

Quittance's investment in the latest integrated conveyancing case management system means that HMRC filing objections are a thing of the past.

The following table illustrates SDLT examples for average properties in Congleton:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £250,848 £2,542.40
Average price (detached) £337,235 £6,861.75
Average new build £242,472 £2,349.44
Higher rates of SDLT apply to buyers of second property in the form of a 3% stamp duty surcharge. Therefore, if a homeowner in Congleton bought a second property for the average price of £250,848 the SDLT would be £20,067.84.

Stamp duty relief for first-time buyers in Congleton

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Congleton conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Congleton

New build site

The pitfalls associated with buying a leasehold flat in the UK are well established. The many potential complications awaiting the unsuspecting purchaser could include:

  • sub-letting restrictions
  • unfair clauses in the lease
  • unreasonable ground rents
Serious consequences can result from a less-experienced conveyancer's failure to give good leasehold advice.

A good conveyancing solicitor in Congleton will consider possible leasehold issues, e.g. dealing with landlords, reviewing the lease itself (some leases are over 100 years old) and short leases.

Ensure that you are fully-informed regarding your planned purchase - Get in touch with our specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Congleton?

New build building site

The average cost of new builds in Congleton is £242,472. 2 new build homes have been bought in Congleton in 2018 so far.

A new-build conveyancing solicitor in Congleton will need to be familiar with both local issues and new build's added complexities, like liaising with the builder's onsite sales team and confirming right of way over drains and sewers.

Our specialist team of new build conveyancers deliver an accurate and truly impartial assessment of the legal title of the property, and in particular factors like the home's subsequent mortgageability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in Cheshire

Purchasing property in a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area building controls will affect your house.

These constraints, referred to as Article 4 Directions, could include limitations on skylights, restrictions on extensions normally within Permitted Development rights or general restrictions governing unsympathetic additions or modifications.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Congleton.

Conveyancing - Selling a property in Congleton

Conveyancing for a sale of a house or flat is more straightforward than when buying. When buying, the responsibility lies entirely with the buyer to discover whether the property's title is mortgageable and is (or can be) registered at the Land Registry.

On the other hand, when selling, conveyancing solicitors in Congleton acting for the person selling only need to answer enquiries made on behalf of the buyer.

Why do sales fall through?

Issues, like where the property differs from the title plan or not being connected to the main sewers, could endanger the sale conveyancing process if not dealt with promptly.

Don't put off finding a solution as it is highly unlikely that the problems won't be picked up. The best course of action is to speak to an expert and tackle it as early as possible.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is much more complex compared to a freehold house.

Conveyancing solicitors in Congleton must usually carry out further legal work, for example contacting the freeholder for management company information, through to insurance premium details accounts.

It is recommended that the seller instruct a lawyer as early in the process as possible, and potentially before marketing the property, to help mitigate (often inevitable) leasehold delays.

What if Quittance is acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a house or flat in Congleton, and a Quittance conveyancer is carrying out the legal work for the other side, you can contact a local Congleton conveyancing solicitor firm to carry out your legal work.

Local Congleton conveyancing solicitor directory

  • Poole Alcock LLP, Riverside, Mountbatten Way, Congleton, Cheshire, CW12 1DY
  • Wains, 28 West Street, Congleton, Cheshire, CW12 1JR
  • Alps Legal Practice Limited, Sunnyside Mill, Highfield Road, Congleton, CW12 3AQ

Conveyancing - Remortgaging a property in Congleton

The most common reason people remortgage is simply to get a better rate. Other reasons to switch lenders or mortgage deals include wanting a more flexible mortgage, or consolidating debts.

Homeowners can enjoy the benefits of a better rate sooner with a more proactive conveyancing solicitor in Congleton. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

To confirm that the lender's capital is protected, the property lawyer will act for both you and the bank or building society.

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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