Award-winning No Move, No Fee conveyancing for Dukinfield home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Dukinfield, our award-winning no sale, no fee property lawyers are here to help.
We offer guaranteed fixed conveyancing fees, and you will never be in the dark about how your sale or purchase is progressing, thanks to our focus on proactive communication.
If, for whatever reason, your property sale or purchase does not complete our no sale no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
Dukinfield's most communicative conveyancing service
Nearly 1 in 2 of those contacted for an InfoTrack poll published in Legal Futures did not receive frequent enough updates from their conveyancing solicitor.
The official regulators of Dukinfield conveyancing solicitors are particularly concerned with promoting proactive communication, and the consumer service charters of the CLC and the Law Society's CQS make unequivocal reference to better communication standards.
Even so, poor communication is perhaps the most frequent cause of complaints made about conveyancing solicitors.
Our Dukinfield conveyancing solicitors aim to provide you with a proactive and informative conveyancing service wherever you are, using the communication method of your choice:
- Lowest Dukinfield conveyancing solicitor fees
- Weekend opening - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Regular updates by your chosen method (including SMS, phone and email)
- Award-winning case tracking system
- Your conveyancer's direct contact details
Updated: October 12, 2018
Dukinfield conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Dukinfield
Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Dukinfield for handling the legal work for your move.
How are Dukinfield conveyancing fees calculated?
Some conveyancing solicitors in Dukinfield work on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your quote will set out exactly what you will need to pay when your sale or purchase completes.
What are disbursements?
In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.
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 bankruptcy searches or office copies.
How much will the total Dukinfield solicitor conveyancing fees be?
Though conveyancing fees in Dukinfield will be the same as anywhere else in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and specific extra searches, e.g. a flood plain search, may be necessary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Dukinfield
In carrying out the conveyancing for a property buyer, a conveyancing solicitor in Dukinfield will examine the draft contract and investigate the property's title and feed the results of their enquiries back to the buyer.
The buyer's solicitor will offer professional advice once their enquiries are complete, solve outstanding issues and ensure the title is transferred to the new owner.
This section sets out useful guidance for buyers who want conveyancing solicitors in Dukinfield.
Your Dukinfield conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a major lender like TSB or a niche lender such as Godiva Mortgages, before instructing a Dukinfield conveyancing solicitor you need to check that they are on the panel of your chosen lender.
A lot of mortgage lenders will only work with a restricted list (called a 'lender panel') of legal practices that pass strict standards. If a solicitor cannot act for your chosen lender, the lender will require an alternative solicitor firm to complete the legal work.
The purchaser will be expected to pay this alternate solicitor's fees and significant delays to your move could occur.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Tameside Metropolitan Borough Council searches and other searches
Residential property searches are carried out by Dukinfield conveyancing solicitors to identify issues that might possibly have an impact on the value of your house or flat. They include:
- Local Authority (LA) search - planning and development details from Tameside Metropolitan Borough Council records
- Environmental search - shows whether the surrounding environment is suitable for the purchaser
- 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 - describes the insurance to protect against any liability to the local parish for repairs.
Additional searches, such as a highways search or a contaminated land report, may also be advised in the standard searches.
Tameside Metropolitan Borough Council has a typical delivery time of 5 weeks for searches, so your solicitor will instead apply for quicker personal searches.
Ensuring planning permission is in place
Official Entries will also be obtained by the buyer's conveyancing solicitor. This will help to reveal any potential issues. These issues could include limits on the development of the property or discrepancies with the filed plan.
Tameside Metropolitan Borough Council Council Tax
As a homeowner in Dukinfield, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, the occupier of a Band D property in the Tameside Metropolitan Borough Council area would pay annual council tax of £1,656.
Dukinfield conveyancing solicitors will inform the purchaser of the property's band once they are made aware.
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 £1,242.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is a hall of residence.
|Band||Tameside Metropolitan Borough Council Tax (2018)|
Can I lower my band?
In the financial year 2016/17, 20 council tax challenges were made, and 10 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
53 Manchester One
Stamp Duty on Dukinfield properties
If you are buying a home in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k. Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.
Quittance Conveyancing's integrated conveyancing case management system are fully integrated with HMRC's electronic filing systems.
This table sets out SDLT for property in Dukinfield:
|Average sale price (2017)||SDLT|
|Average price (detached)||£226,760||£2,035.20|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Dukinfield
First-time buyer stamp duty relief is available on property purchases below £300,000. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second property in Dukinfield for the average price of £142,638 the SDLT would be £7,131.90.
Dukinfield conveyancing solicitors will confirm the right amount is calculated.
Buying a flat? Leasehold conveyancing in Dukinfield
The potential risks of buying a leasehold property in England or Wales are well documented. The many potential traps lying in wait for an uninformed buyer include:
- sinking fund issues
- sub-letting restrictions
- unfair clauses in the lease
- doubling ground rents
If you are planning to buy a leasehold property, a good conveyancing solicitor in Dukinfield will consider potential leasehold issues, for example :
- reviewing the lease
- managing agent or landlord enquiries
- current-year service charge estimates
- planned external works requiring scaffolding
Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377 today.
Buying a 'New Build' property in Dukinfield?
According to HM Land Registry data, the average sale price of Dukinfield new builds is -. - new builds -.
The legal work for acquiring a new build property is generally more complex than 'standard conveyancing'. To avoid potential problems a Dukinfield conveyancing solicitor needs to be conscious of local Dukinfield considerations and will need to investigate several key factors, including handling equity loan schemes and checking planning conditions have been fulfilled.
Our expert new build team provide an independent assessment of the legal status of the property, scrutinising contract issues like unfair leasehold conditions and an assessment of other risks, such as regional infrastructure development.
Greater Manchester Conservation areas
Whether you are intending to buy a period country house or a Victorian family home, if the home is in a protected conservation area, your plans to alter the home might not be accepted by Tameside Metropolitan Borough Council.
These constraints, called Article 4 Directions, can include:
- Restrictions on the removal or addition of front boundary walls
- Restrictions on the installation of skylights
- Limits on extensions (even if within Permitted Development rights)
If a property is in breach, you could be required (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.
Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Dukinfield.
Conveyancing - Selling a property in Dukinfield
The legal side of a sale of a home is less demanding than when purchasing. The purchaser will carry out extensive research on the property. Conveyancing solicitors in Dukinfield acting for the vendor essentially just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .
What factors could threaten your sale?
Frequently occurring issues, such as a boundary dispute or chancel repair liability, can jeopardise the conveyancing process if left unresolved.
Property specialists will almost always advise to vendors that they handle such issues as soon as they come to light.
- Noisy neighbours? What to do before selling your home
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold flat or house is a great deal more difficult compared to a freehold house.
Conveyancing solicitors in Dukinfield will also perform extra work. This can involve obtaining all relevant freeholder information, through to any details of any ongoing enfranchisement process.
So as to resolve any leasehold-related difficulties sooner, it is recommended that the vendor contact a lawyer as soon as possible.
Can Quittance conveyancers act for the buyer and the seller in a single transaction?
SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both sides.
If you are buying or selling a Dukinfield home, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Dukinfield to carry out your conveyancing.0
Conveyancing - Remortgaging a property in Dukinfield
The most common reason people remortgage is to lower their monthly repayments. There are a number of other reasons to remortgage, for example wanting to overpay when the lender refuses, or consolidating loan repayments.
A good conveyancing solicitor in Dukinfield will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.
The property lawyer will act for both you and the mortgage lender to ensure the change of lender is recorded at the Land Registry and the lender's interests are safeguarded.
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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