Updated: October 12, 2018

Droylsden conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Droylsden

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Droylsden for the legal work associated with buying or selling a property.

How are Droylsden conveyancing fees calculated?

Some conveyancing solicitors in Droylsden carry out the legal work on an hourly rate. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors 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 will explain all fees and disbursements you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or identity verification checks.

See: How much should conveyancing fees cost?

How much will conveyancing in Droylsden cost in total?

While conveyancing fees in Droylsden will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as transport searches, may be needed and Local Authority (LA) Search fees will vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. Calculate the conveyancing fees for your move, with our conveyancing fees 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 Droylsden

In carrying out the conveyancing for a homebuyer, the conveyancing solicitor in Droylsden will investigate the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

Once their enquiries are complete the conveyancer will give advice and will offer practical solutions and ensure the title is transferred to the new owner.

This section considers elements of the buying process for conveyancing solicitors in Droylsden where specialist conveyancing skills may be helpful.

Your Droylsden conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a large lender like the Royal Bank of Scotland or a financial institution such as the Earl Shilton Building Society, before selecting a conveyancing solicitor in Droylsden you need to check that they can act for your mortgage lender.

A lot of banks and building societies only accept a restricted group of legal firms. If your solicitor cannot act for your mortgage lender, the lender will need a different law firm to complete the legal work.

The home buyer will usually need to pay this alternate solicitor's fees and significant delays to your move could occur.

Neglecting to check the lender panel status of your solicitor could result in serious delays.

Our solicitors can act on behalf of all mortgage providers.

Tameside Metropolitan Borough Council searches

Searches are enquiries made of public bodies by Droylsden conveyancing solicitors to identify issues affecting the property being purchased. They include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specialised searches, such as an HS2 search or a Forestry Commission search, may also be advised in the initial LA and Environmental searches.

The average processing time for LA searches provided by Tameside Metropolitan Borough Council is 5 weeks, so your conveyancer will recommend using a faster search agent.

Planning permissions

The buyer's conveyancing solicitor will also order official entries from HMLR. This will help to identify any issues, such as a restrictive covenant against certain alterations or outbuildings lying outside the boundary.

Tameside Metropolitan Borough Council Council Tax

Tameside Metropolitan Borough Council calculate your council tax based on a variety of factors which include the size of the property and the property's value as at 1 April 1991. E.g. a residential property in the Tameside Metropolitan Borough Council area in Tax Band B would pay £1,288 per annum.

Droylsden conveyancing solicitors will inform the purchaser of the home's tax band once 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 (25%) would reduce the tax due to £966.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or for foreign language students.

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 your new home in the wrong band?

To appeal contact:

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

From April 2016 to March 2017, 20 council tax challenges were made, of which 10 saw a subsequent reduction.

Stamp Duty on Droylsden properties

Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125,000.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use state-of-the-art case management system to ensure that SDLT is paid immediately after completion.

See table below for SDLT examples for homes in Greater Manchester:

  Average selling 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
Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the home is not rented out. For example, if a homeowner bought a second home in Droylsden for the average price of £158,882 the stamp duty would be £7,944.10.

Stamp duty relief for first-time buyers in Droylsden

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Droylsden will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Droylsden

New build site

It can be risky to buy a leasehold property without understanding the implications. There are any number of potential traps that may be lying in wait for the unsuspecting purchaser, such as:

  • unreasonable lease extension premiums
  • exponential ground rents
  • undisclosed major works
Severe consequences can result from a solicitor's bad leasehold advice.

A good conveyancing solicitor in Droylsden will consider potential leasehold issues, such as reviewing the lease itself (some documents can be centuries old), reviewing correspondence between the freeholder and leaseholder and service charges.

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Droylsden?

House under construction

3033 new build homes were purchased in Eccles last year, based on data from Her Majesty's Land Registry. The average price for Droylsden new build property is £268,317.

A new-build conveyancing solicitor in Droylsden will need to be aware of both local Droylsden considerations as well as the specific issues associated with new build, like liaising with the builder's onsite sales team, handling withdrawal under the Consumer Code for Housebuilders and working with warranty providers such as NHBC Buildmark, Advantage HCI? and Aedis.

Our specialist team of new build conveyancers deliver a specialist assessment of the legal title of the house or apartment, paying close attention to issues like the home's subsequent resaleability and potential freehold acquisition traps.

Greater Manchester Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, buying in a conservation area-protected street usually means that the local character will be preserved. However, conservation area conditions will affect your residential property.

These restrictions, referred to as Article 4 Directions, can include a range of factors from restrictions on VELUX windows, to restrictions preventing paving over the front garden.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.

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

Conveyancing - Selling a property in Droylsden

The legal side of a property sale is much easier than when buying. The buyer's conveyancing solicitor has to carry out detailed research on the home. In contrast, conveyancing solicitors in Droylsden acting for the vendor effectively just replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

A home can face many complex issues (for example parking issues or disputes) that can hinder the conveyancing process.

It is generally advisable for sellers to address these issues immediately.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is a great deal more technical than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Droylsden will usually undertake additional legal work, for example getting the latest service charge and ground rent statement, through to the minutes of the last AGM (if there is a management company).

It is highly recommended that the vendor contacts a leasehold-specialist conveyancer as soon as is practicable to ensure any legal complexity is correctly handled.

What if Quittance is already acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, SRA regulations prevent the same solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a Droylsden home, and we are carrying out the legal work for the other side, you could contact a local Droylsden conveyancing solicitor firm to handle your legal work.

Local Droylsden conveyancing solicitor directory

  • Sleigh Son & Booth, 112-114 Market Street, Droylsden, Manchester, Greater Manchester, M43 7AA

Conveyancing - Remortgaging a property in Droylsden

Homeowners remortgage for a variety of reasons, for example fixing the mortgage on a new discounted rate, or releasing capital to pay off other debts. The main reason, however, is to get a lower interest rate.

You would typically benefit from a better rate earlier by using a more proactive conveyancing solicitor in Droylsden. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

In order to ensure that the lender's interests are safeguarded, a property lawyer will act for both you and your new 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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