Updated: October 12, 2018

Ellesmere Port conveyancing solicitor fees

No Move, No Fee conveyancing in Ellesmere Port

Conveyancing solicitor fees will be paid your Ellesmere Port conveyancing solicitor for the legal work involved in moving home.

How are Ellesmere Port conveyancing fees calculated?

Some conveyancing solicitors in Ellesmere Port carry out the legal work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your conveyancing quote sets out exactly what you will need to pay when your house or flat sale completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty Land Tax or office copies and title plans.

See: How much should conveyancing fees cost?

How much will conveyancing in Ellesmere Port cost in total?

Conveyancing solicitor fees in Ellesmere Port will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a Coal Authority search, may be needed and Local Authority Search fees can vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard home sale or purchase, the fees we quote are the fees you pay. 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 Ellesmere Port

Purchase conveyancing needs the Ellesmere Port conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title to Japanese Knotweed affecting the future saleability of the property.

The buyer's solicitor will report their findings back to the purchaser, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

This article examines those parts of the legal process for conveyancing solicitors in Ellesmere Port where greater expertise is helpful.

Your Ellesmere Port conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Ellesmere Port, it is essential that you check that they are on the approved panel of your lender, whether you are obtaining a mortgage from the Coventry Building Society, the Bank of Scotland or any other lender.

Your lawyer may be unable to act for your lender, because some banks and building societies will only work with a select panel of legal firms that pass strict standards.

Under these circumstances, the lender will probably need an alternative legal firm to act in their interests, and you will usually need to pay this substitute solicitor's fees. The additional work can mean the process takes much longer.

Failing to confirm your conveyancing solicitor's lender panel status could result in serious delays.

Our solicitors are on the panel of all mortgage providers.

Cheshire West and Chester Council searches

Property searches are applied for by Ellesmere Port conveyancing solicitors to help identify any broader issues that might reduce how much your property is worth.

Searches are carried out primarily to satisfy lender requirements. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specialised searches, such as a highways authority search or an energy search, may also be recommended depending on the contents of the standard searches.

The average processing time for searches from Cheshire West and Chester Council is 8 weeks. Your conveyancer will alternatively recommend using a faster search agent.

Planning permissions

Office copies will also be applied for from HM Land Registry by the conveyancing solicitor acting for the purchaser, helping to identify planning issues. These issues could include discrepancies with the filed plan or limits on the development of the property.

Cheshire West and Chester Council Council Tax

Cheshire West and Chester Council calculate your council tax based on various factors that include the size and character of the home and the value of the home as determined by the VOA in 1991. The occupier of a property in Band C, for example, would owe annual council tax of £1,537.

Conveyancing solicitors in Ellesmere Port will inform the buyer of the home's council tax band as soon as 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 (25%) would reduce the tax due to £1,153.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is owned by a charity and is unoccupied.

Band Cheshire West and Chester Council Tax (2018)
A £1,153
B £1,345
C £1,537
D £1,729
E £2,113
F £2,498
G £2,882
H £3,458

Could I be overpaying council tax?

In the financial year 2016/17, 100 council tax challenges were made. 40 saw a reduction. To appeal contact:

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

Stamp Duty on Ellesmere Port properties

If you are buying a residential property in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k.

Steep fines await those who miss the SDLT payment deadline.

Quittance's specialist post-completion team will ensure that the convoluted SDLT1 form is completed and submitted to HMRC without delay.

See examples for average local properties:

  Average sale price (2017) Stamp Duty
Average price £163,714 £774.28
Average price (detached) £244,886 £2,397.72
Average new build £205,382 £1,607.64

Stamp duty relief for first-time buyers in Ellesmere Port

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT when buying a second property. So if a second property was bought for £163,714 then the stamp duty total will be £8,185.70.

Ellesmere Port conveyancing solicitors should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Ellesmere Port

New build site

Purchasing a leasehold property is not as simple as buying a freehold property. There is a wide range of sometimes obscure legal issues that may be lying in wait for an uninformed buyer, including undisclosed major works, ground rent multipliers and onerous covenants.

Inaccurate leasehold advice, from a property lawyer lacking in specialist knowledge, could have serious financial consequences.

A expert conveyancing solicitor in Ellesmere Port will consider possible leasehold issues, such as reserve funds, annual statements of account and budgets for service charges and reviewing the lease itself.

Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Ellesmere Port?

House being built

Based on local data sourced by Her Majesty's Land Registry, the average price for Ellesmere Port new build properties is £128,998. 2 newly-constructed homes have been bought in Ellesmere Port in 2018 so far.

A new-build conveyancing solicitor in Ellesmere Port needs to be conscious of regional factors and the complications associated with new build, including ensuring that new build mortgage conditions are met and negotiating new build contracts.

Our highly qualified team of conveyancers are experts in new build purchases and working to tight developer deadlines.

Cheshire Conservation areas

Buying in a conservation area should mean that the street's character will not drastically alter. However, conservation area building controls will affect your home.

These constraints, referred to as Article 4 Directions, can include restrictions on the addition of a porch, restrictions on extensions normally within Permitted Development rights or general restrictions governing non-uniform additions or modifications.

If a property is in breach, the owner could be instructed to pay for the property to be changed back to the state it was in before the recent alterations, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Ellesmere Port

Conveyancing for a sale of a house or flat is less complicated than for a purchase. The buyer's conveyancer will have to carry out due diligence on your home, whilst conveyancing solicitors in Ellesmere Port acting for the vendor mostly just responds to enquiries made by the buyer's solicitor.

Why do sales fall through?

A house or flat will frequently have a range of complex issues (e.g. a historical dispute with a freeholder or a problematic solar panel lease) which could draw out a sale for weeks (or worse).

You shouldn't bury your head in the sand and hope any such problems will go away - a better course of action will be to get advice and attempt to resolve it as early as possible.

Further reading:

Read more sale conveyancing articles here.

Leasehold

Conveyancing for a leasehold flat is a great deal more complex than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Ellesmere Port must carry out extra work, for example sourcing the latest service charge and ground rent statement, through to any documentation relating to forfeiture proceedings.

It is strongly advised that you contact leasehold-specialist property lawyer as early as possible to avoid undue delays.

What if Quittance is already acting for the other side?

SRA regulations prevent the same solicitor from working on behalf of both sides in a property sale. A CLC-regulated conveyancer, however, can act for both parties.

You may wish to contact a law firm in Ellesmere Port to undertake your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Ellesmere Port conveyancing solicitor directory

  • Blain Boland and Thomas Limited, 102 Whitby Road, Ellesmere Port, Cheshire, CH65 0AB
  • Jacobs Solicitors Limited, 76 Whitby Road, Ellesmere Port, Cheshire, CH65 0AA
  • PSR Solicitors Ltd, Whitby Villa, 84 Whitby Road, Ellesmere Port, Cheshire, CH65 0AA
  • Savas & Savage Solicitors Limited, 20 Stanney Lane, Ellesmere Port, Cheshire, CH65 9AD
  • Taylor Brown Ellesmere Port Limited, 78 Whitby Raod, Ellesmere Port, Cheshire, CH65 0AA

Conveyancing - Remortgaging a property in Ellesmere Port

By far the most common reason people remortgage their home is to secure a better rate of interest. Other reasons to consider remortgaging include releasing capital to pay off other debts, or the current mortgage deal coming to an end.

Homeowners will typically be able to benefit from a better rate sooner by using a more proactive conveyancing solicitor in Ellesmere Port, shortening the time the conveyancing takes. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer carrying out your remortgage should also be able to act for your new lender. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are moving to an interest-only mortgage with Santander or to a capped-rate mortgage with the Chelsea 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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