Updated: October 12, 2018

Denton conveyancing solicitor fees

No Move, No Fee conveyancing in Denton

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Denton for the legal work involved in moving home.

Are Denton conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Denton who work on an hourly rate. Your conveyancing quote sets out all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

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 TT fees or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Denton cost?

Denton conveyancing fees will not vary. However, the costs of certain disbursements can vary. As examples, council search fees will vary and specific extra searches, such as a historic mining search, may be necessary.

There are no hidden fees or costs to be paid with Quittance Conveyancing. For standard conveyancing transactions, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Denton

There is now an obligation on a seller to disclose any property defects or disputes to the buyer.

That said, it remains the responsibility of the conveyancing solicitor in Denton to investigate the property, so that they can report back to the purchaser and the mortgage lender (if applicable), offer pragmatic solutions and register the new owner's title at the Land Registry.

The following section provides useful advice for people who need conveyancing solicitors in Denton for a purchase.

Your Denton conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as TSB, to a less common lender like Godiva Mortgages. Before you instruct a conveyancing solicitor in Denton, it is paramount that you confirm that they can act on behalf of your mortgage lender.

Many banks and building societies will only accept a select panel of firms that meet stringent criteria. If a solicitor can't act for your mortgage lender, the lender will require an alternative solicitor firm to carry out the legal work.

The buyer will be expected to pay this alternate solicitor's fees and the conveyancing process could take much longer.

Failing to confirm your conveyancer's lender panel status can mean significant delays.

Quittance Conveyancing can act on behalf of all banks and building societies.

Tameside Metropolitan Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Denton 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.

Buyers will be informed if your mortgage lender insists on any more searches, e.g. a more detailed flood report or a more detailed environmental report.

Tameside Metropolitan Borough Council has an average processing time of 5 weeks for property searches, so your lawyer will recommend using quicker personal searches.

Checking planning status

Your conveyancing solicitor will source office copies from the Land Registry, helping to evidence any issues, such as the breach of a restrictive covenant or discrepancies with the filed plan.

Tameside Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various criteria such as the layout of the property and the value of the property. The occupier of a property in Band D, for example, would owe annual council tax of £1,656.

Denton conveyancing solicitors will inform a purchaser of the home's council tax band as soon as they are made aware.

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 £1,242.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or properties awaiting grant of probate. A house or flat built after 1991 is assessed and allocated a band by the Valuation Office Agency (VOA).

Band Tameside Metropolitan Borough Council Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,024
F £2,392
G £2,760
H £3,311

Is it possible to reduce my council tax band?

To challenge your banding contact:

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

A property owner can also ask for their property to be reassessed. The band could be revised up as well as down.

Stamp Duty on Denton properties

SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

When buying a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125k.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out SDLT for average property in Greater Manchester:

  Average sale price (2017) Stamp Duty Land Tax
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
If you already own another home or share in a home , anywhere in the world you will be subject to an SDLT surcharge of 3%. So if a second property was bought for £158,882 then the stamp duty total will be £7,944.10.

Stamp duty relief for first-time buyers in Denton

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Conveyancing solicitors in Denton should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Denton

New build site

It is rarely a good idea to buy a leasehold house or flat if you are unaware of the facts. The many potential traps lying in wait for an uninformed buyer can include:

  • incomplete management company accounts
  • ground rent multipliers
  • freeholds sold without first refusal to leaseholders
Poor leasehold guidance, from an inexperienced conveyancer, can have serious consequences.

If you intend to purchase a leasehold home, a experienced conveyancing solicitor in Denton will investigate aspects of the leasehold purchase, including :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders and managing agents
  • possible service charge shortfalls
  • proposed major works (Section 20 notices)

Ensure that you are fully-informed regarding your decision to buy a leasehold property thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Denton?

House being built

According to data sourced by the Land Registry, 3033 brand new properties were purchased in Droylsden last year. The average sale price of Denton new build properties is £268,317.

Buying a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a Denton conveyancing solicitor should be mindful of local issues and needs to consider a range of factors, including dealing with lender conditions and ensuring that the contract is in the buyer's favour.

Our team of new build conveyancers deliver an independent view of the property's legal status, with a close eye on concerns ranging from the home's future resaleability to an assessment of other risks, such as contaminated land hazards.

Conservation areas in Greater Manchester

Whether you are intending to buy an 18th century stone cottage or a Victorian terraced house, if the house is in an officially designated conservation area, your plans to develop the house may not be allowed by the local authority.

These building controls, referred to as Article 4 Directions, can include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

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

Conveyancing - Selling a property in Denton

The conveyancing process on a property sale is less complicated than for a property purchase. The buyer's conveyancer will have to go through thorough due diligence into the property and its legal title, whilst conveyancing solicitors in Denton acting for the vendor simply gathers information relating to the property and answers the buyer's questions .

How to minimise the risk of your sale falling through

Obstacles, like not having appropriate warranties or not being registered at the Land Registry, can hinder your move if left unresolved.

Don't bury your head in the sand and hope any such problems will go away, instead seek out professional help and deal with it promptly.

Useful reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat or house is a great deal more difficult than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Denton must carry out additional work, and this could include requesting all relevant freeholder information or details of any required deed of covenant.

It is generally a good idea to appoint a solicitor as soon as the property is marketed, if not before, to reduce the impact of any leasehold-caused delays.

Can Quittance conveyancers act for both parties?

SRA regulations restrict a single conveyancing solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You could contact a local Denton conveyancing solicitor firm to handle your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Denton

The most common reason people remortgage a home is to secure a lower interest rate. There are a number of other reasons to consider remortgaging, including wanting to overpay when the lender refuses, or consolidating debts.

A good conveyancing solicitor in Denton can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

To confirm that the parties' interests are protected, the property lawyer handling your remortgage will need to 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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