Updated: October 12, 2018

Crosby conveyancing solicitor fees

No Move, No Fee conveyancing in Crosby

Conveyancing solicitor fees are what you pay conveyancing solicitors in Crosby for handling the legal work for your move.

Are Crosby conveyancing fees and costs fixed?

Some conveyancing solicitors in Crosby offer services on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no nasty surprises in the small print. Your quote explains what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as identity verification checks or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Crosby cost?

Though conveyancing fees in Crosby will be the same as anywhere else in the country, the disbursements required can vary. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no unexpected costs or surprises in the small print. 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 Crosby

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

It is, however, still the duty of a conveyancing solicitor in Crosby to investigate the property, so that they can make their "report on title", deal with any legal issues and confirm that the Land Registry's record of the property is updated.

This article discusses the aspects of the buying process for conveyancing solicitors in Crosby where additional expertise is important.

Your Crosby conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Britannia or a niche lender such as New Street Mortgages, before you instruct a conveyancing solicitor in Crosby it is paramount that you confirm that they are on the approved solicitor panel of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some banks and building societies will only accept a select panel of legal firms that meet strict selection criteria.

In this case, the lender will need an alternative legal firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This can push back the completion date of the purchase.

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

Our conveyancing solicitors are on the panel of all banks and other lenders.

Conveyancing Searches (Sefton Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Crosby conveyancing solicitors to help spot any broader issues that might possibly have an impact on the value of your property.

Mortgagees also usually require certain searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Your solicitor will make you aware if your chosen lender needs any additional searches, for example a highways search or a ground stability report.

Purchasers should expect to wait up to 4 weeks for Local Authority searches ordered from Sefton Metropolitan Borough Council, so faster personal searches will be preferred.

Checking planning status

Office copies will also be obtained by the conveyancing solicitor acting for the purchaser. This will help to identify planning issues, for example outbuildings lying outside the boundary or limits on the development of the property.

Sefton Metropolitan Borough Council Council Tax

Sefton Metropolitan Borough Council calculate your council tax based on a number of factors e.g. the size and character of the property and the property's value as at 1 April 1991. The occupier of a property in Valuation Band E, for example, would owe annual council tax of £2,190.

A conveyancing solicitor in Crosby will inform a purchaser of the home's 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 £1,642.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if an occupier is a student nurse. The Valuation Office Agency work out council tax bands for newly-constructed property, and where the owner has requested a revaluation.

Band Sefton Metropolitan Borough Council Tax (2018)
A £1,194
B £1,393
C £1,593
D £1,792
E £2,190
F £2,588
G £2,986
H £3,583

Does anyone ever challenge their valuation?

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

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

From April 2016 to March 2017, 50 council tax challenges were made, of which 10 saw a subsequent reduction.

Stamp Duty on Crosby properties

The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Stamp duty will almost always need to be paid if the residential property being purchased is valued at over £125k.

Quittance Conveyancing use smart case management systems to ensure that mistakes are not made on the stamp duty process.

See table below for stamp duty examples for properties in Merseyside:

  Average sale price (2017) Stamp Duty
Average price £166,256 £825.12
Average price (detached) £301,093 £5,054.65
Average new build £174,987 £999.74
Homeowners must pay a higher rate of SDLT when purchasing a second property. For example, if an existing homeowner bought a second property in Crosby for the average price of £166,256 the SDLT would be £8,312.80.

Stamp duty relief for first-time buyers in Crosby

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Crosby conveyancing solicitors should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Crosby

New build site

The possible drawbacks of buying a leasehold flat in the UK are well publicised. Ground rent multipliers, undisclosed major works and excessive freehold premiums are only some of the many traps lying in wait for an uninformed buyer.

Serious consequences can result from a solicitor's bad leasehold advice.

If you are planning to buy a house or flat with a lease, a expert conveyancing solicitor in Crosby will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself
  • possible service charge shortfalls
  • managing agent practices
  • block management regulations that sit outside the lease
  • service charge apportionments

Our team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Crosby?

New build building site

The average sale price of Crosby new build property is £165,821, according to Her Majesty's Land Registry. 102 brand new homes have been bought in Crosby in 2018 so far.

The legal side of purchasing a new build home is frequently more involved than other types of conveyancing. Therefore a conveyancing solicitor in Crosby must be conscious of local Crosby issues and should consider a range of factors, such as handling reservation fees and confirming right of way over drains and sewers.

Our specialist team of new build conveyancers deliver an independent appraisal of the legal status of the property, scrutinising contract issues like onerous leasehold conditions and possible freehold acquisition traps.

Conservation areas in Merseyside

Whether you are intending to buy a listed character property or a Victorian terraced house, if the property is in a defined conservation area, your plans to develop the property may not be permitted by Sefton Metropolitan Borough Council.

These conditions, called Article 4 Directions, may include restrictions on the removal or addition of front boundary walls, restrictions on the erection of outbuildings or restrictions on the addition of cladding.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Crosby's conservation areas.

Conveyancing - Selling a property in Crosby

The conveyancing process on a house sale is more straightforward than for a property purchase. The purchaser must carry out a detailed investigation on the legal title of your home, whilst conveyancing solicitors in Crosby acting for the vendor mostly just responds to enquiries made by the buyer's solicitor.

What could go wrong?

Obstacles, like not being registered at the Land Registry, can delay the sale process.

It is better not to hide from the issue, waiting to see if the problem is discovered. Instead, get advice and attempt to resolve it as early as possible.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

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

Leasehold complexity involves extra work on the part of conveyancing solicitors in Crosby. This can involve getting an up-to-date service charge statement, through to a copy of the lease.

Sellers should seriously consider instructing a conveyancer as soon as the decision is made to sell to reduce the impact of any leasehold-caused problems.

What if Quittance conveyancers are acting for the other side?

SRA regulations prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase. CLC-regulated conveyancers, however, can act for both parties.

If you are buying or selling a property in Crosby, and we are doing the legal work for the other side, you can contact a property solicitor firm in Crosby to handle your legal work.

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Conveyancing - Remortgaging a property in Crosby

Homeowners remortgage for a number of reasons, including borrowing more to help pay for an extension, or getting onto a longer fixed-rate term. By far the most common reason, however, is to lower their monthly repayments.

An efficient conveyancing solicitor in Crosby can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

Your property lawyer must also be able to act on behalf of your chosen mortgage provider. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are switching to a tracker with the HSBC or to a joint mortgage with the Coventry Building Society, Quittance 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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