Updated: October 12, 2018

Eccles conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Eccles

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

Do Eccles conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Eccles will work on an hourly-rate basis. 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 explains all fees and other costs you will be charged when your sale or purchase completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like office copies or HMLR fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Eccles cost?

Conveyancing solicitor fees in Eccles should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, e.g. utilities searches, may be needed and Local Authority (LA) Search fees will vary.

With Quittance, there are absolutely no hidden costs. For a standard sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Eccles

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. This principle no longer applies, however, a purchaser must still carry out due diligence on a planned purchase.

The Eccles conveyancing solicitor will offer suggestions and advice after making their enquiries, help to fix or resolve any legal issues and ensure that the change of ownership is registered at the Land Registry.

This article offers assistance for homebuyers who need conveyancing solicitors in Eccles.

Your Eccles conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a large lender like Tesco Bank or a less common lender such as DB UK Bank, before choosing a Eccles conveyancing solicitor you need to check that they can act in the interests of your chosen lender.

Quite a few banks and building societies are only prepared to work with a restricted list (called a 'lender panel') of firms that meet strict selection criteria. If your solicitor cannot act for your chosen lender, the lender will likely require a second solicitor firm to carry out the legal work.

The home buyer will usually need to pay this second solicitor's costs and the conveyancing process could take much longer.

Your home move could be threatened by failing to confirm your lawyer's lender panel status.

Quittance Conveyancing can act for all banks and building societies.

Salford City Council searches

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Eccles conveyancing solicitors to help uncover relevant information about your planned purchase. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Salford City Council
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as an HS2 search or a mining search, may also be recommended following the initial searches.

The estimated processing time for property searches from Salford City Council is 4 weeks, so it will be worthwhile to use a quicker private search company.

Ensuring planning permission is in place

Your conveyancing solicitor will get an Official Copy of the Title Register from the Land Registry, helping to identify planning issues, for example a restrictive covenant against certain alterations or outbuildings missing from the title plan.

Salford City Council Council Tax

Salford City Council calculate your council tax based on various criteria which include the size of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For instance for an average Band C property in Eccles, the council tax would be £1,564.

Conveyancing solicitors in Eccles will inform a purchaser of the home's tax band once this is confirmed by the searches.

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 £1,173.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the resident is living in long term residential care. The Valuation Office Agency assess council tax bands for newly-built homes, and where the owner has requested a revaluation.

Band Salford City Council Tax (2018)
A £1,173
B £1,368
C £1,564
D £1,759
E £2,150
F £2,541
G £2,932
H £3,518

Could I be overpaying council tax?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

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

Stamp Duty on Eccles properties

Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

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

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

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

  Average sale price (2017) Stamp Duty
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Higher rates of stamp duty apply to buyers of second residential property in the form of a higher SDLT rate of 3%. For example, if a homeowner bought a second property in Eccles for the average price of £158,882 the stamp duty would be £7,944.10.

Stamp duty relief for first-time buyers in Eccles

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Conveyancing solicitors in Eccles will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Eccles

New build site

It is not recommended to purchase a leasehold house or flat without being aware of the facts. Unreasonable ground rents, restrictions on the use of the property and undisclosed major works are only some of the many potential difficulties awaiting the unsuspecting buyer.

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

A competent conveyancing solicitor in Eccles will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease itself (many leases are decades old)
  • dealing with landlords
  • ground rents and service charges
  • enfranchisement

Quittance Conveyancing's specialist leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Eccles?

House under construction

According to HMLR information, 3033 new build homes were purchased in Failsworth last year. The average cost of new build properties in Eccles is £268,317.

A new-build conveyancing solicitor in Eccles needs to be conscious of regional factors and the complications associated with new build, including dealing with failures to arrange warranty provider inspections, investigating road and drainage issues and working with warranty providers, including NHBC Buildmark, Advantage and Protek.

Our new build conveyancing department will provide an impartial appraisal of the property's legal status, whilst being mindful of considerations ranging from the home's future marketability to an assessment of other risks, such as contaminated land hazards.

Greater Manchester Conservation areas

Whether you are intending to buy a listed character property or an Edwardian house, if the home is in a protected conservation area, any planned modifications to the home might not be allowed by Salford City Council.

Called Article 4 directions, these conditions can include restrictions on the removal of front boundary walls, railings or fences, restrictions on the erection of outbuildings or limits on the use of cladding.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Eccles's conservation areas.

Conveyancing - Selling a property in Eccles

The legal side of a house sale is much simpler than when purchasing. The buyer must carry out a detailed legal assessment on the property. In contrast, conveyancing solicitors in Eccles acting for the vendor effectively just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

What could jeopardise the sale of your home?

Common obstacles, like a problematic solar panel lease or being a listed building with non-compliant alterations, could frustrate the sale conveyancing process.

Generally speaking, you should face any such problems head on and fix them.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat (leasehold houses are uncommon) is quite a lot more complicated compared to a freehold house.

Eccles conveyancing solicitors must usually carry out further legal work, for example asking for ground rent details, through to a copy of the buildings insurance for the common parts.

To reduce delays, it is strongly advised that you instruct a conveyancer with leasehold experience as early as possible.

Can Quittance conveyancers act for the buyer and the seller in a single transaction?

CLC-regulated conveyancers can act for both sides. However, SRA regulations ban the same solicitor from acting on both sides in a property sale.

If you are buying or selling a home in Eccles, and we are acting for the other side, you may wish to contact a law firm in Eccles to carry out your legal work.

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Conveyancing - Remortgaging a property in Eccles

Homeowners remortgage a home for a variety of reasons, for example getting on to a new fixed-rate deal, or releasing capital to pay off other debts. The most common reason, however, is to lower their monthly repayments.

You can benefit from a better rate sooner with a more efficient conveyancing solicitor in Eccles, reducing the time the conveyancing takes to complete. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

The property lawyer handling the remortgage should also be able to act for your preferred mortgage provider. Our conveyancers are on all major UK lenders' panels, so no matter whether you are switching to a 100% mortgage with Santander or to a fixed-rate mortgage with the Leeds Building Society, our remortgage team can assist.

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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