Updated: October 12, 2018

Failsworth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Failsworth

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Failsworth for handling the legal work for your move.

How are Failsworth conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Failsworth who carry out the legal work on a fees per hour basis. Your conveyancing quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Stamp Duty or identity verification checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Failsworth cost?

Whilst conveyancing fees in Failsworth will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, such as a flood plain search, may be needed.

With Quittance Conveyancing, there are absolutely no hidden fees. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Failsworth

The legal work for a property buyer will require a conveyancing solicitor in Failsworth to consider a wide range of issues. Examples of such factors can range from problems with the property's title to mixed-use issues affecting the mortgageability of the home.

The buyer's solicitor will feed the results of their enquiries back to the buyer and their lender, solve outstanding issues and ensure the title is transferred to the new owner.

This part of the article considers the kinds of residential property which may be of interest to people searching for conveyancing solicitors in Failsworth for a purchase.

Your Failsworth conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like Handelsbanken or a major lender such as NatWest, before choosing a conveyancing solicitor in Failsworth it is essential that you check that they are approved by your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some lenders are only prepared to work with a restricted group of law firms that meet strict selection criteria.

Should this be the case, the lender will probably need a second law firm to carry out the legal work, and you will then have to cover this substitute solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Not checking the lender panel membership of your solicitor could mean serious delays.

Quittance Conveyancing are approved to act for all mortgage lenders.

Property Searches (Oldham Metropolitan Borough Council)

Property searches are submitted by Failsworth conveyancing solicitors to identify any significant issues that might potentially impact how much your home will be worth.

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

You will be told if your mortgage lender wants any further searches, e.g. a Crossrail search or an agricultural search.

Buyers could experience a delay of approximately 4 weeks for property searches provided by Oldham Metropolitan Borough Council, so quicker regulated searches will be advisable.

Checking planning status

Office copies will also be obtained by your conveyancing solicitor. This will help to highlight any issues, such as restrictive covenants governing the use of the property or errors on the title plan.

Oldham Metropolitan Borough Council Council Tax

Oldham Metropolitan Borough Council calculate your council tax based on a number of factors such as the size and character of the home and the value of the home as determined by the VOA in 1991. E.g. a house in the Oldham Metropolitan Borough Council area in Band E would pay £2,211 per annum.

Failsworth conveyancing solicitors will inform the purchaser of the home's 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 £1,658.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable. Homes built after 1991 are assessed by the Valuation Office Agency.

Band Oldham Metropolitan Borough Council Tax (2018)
A £1,206
B £1,407
C £1,608
D £1,809
E £2,211
F £2,613
G £3,015
H £3,618

Are you paying too much?

In 2016/17, 30 council tax challenges were made. 10 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Failsworth properties

The current Stamp Duty Land Tax threshold for residential properties is £125,000. Completing the SDLT1 form yourself is complicated and not for the wary.

Quittance use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.

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

  Average selling price (2017) SDLT
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Therefore, if a homeowner in Failsworth bought a second home for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Failsworth

Since November 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300,000.

Failsworth conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Failsworth

New build site

It is not recommended to purchase a leasehold house or flat if you are unaware of the implications. The numerous common problems awaiting the unsuspecting purchaser include sinking fund issues, ground rent multipliers and excessive freehold premiums.

Serious financial ramifications can result from a less-experienced property lawyer's erroneous leasehold advice.

A good conveyancing solicitor in Failsworth will address aspects of leasehold, e.g. reviewing the lease itself, dealing with landlords and annual statements of account and budgets for service charges.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Failsworth?

House under construction

The average price for Failsworth new build properties is £268,317. 3033 new builds were purchased in Gatley last year.

A new-build conveyancing solicitor in Failsworth will need to be familiar with local Failsworth factors and new build-specific issues, such as ensuring that the contract is in the buyer's favour and dealing with lender conditions.

With Quittance Conveyancing, you will get an expert appraisal of the legal title of the property, paying close attention to concerns like unreasonable leasehold terms and an assessment of other risks, such as future local development.

Lancashire Conservation areas

Your conveyancing solicitor will need to check whether the property you are purchasing is in one of Failsworth's conservation areas. If it is, the house is affected by constraints. These restrictions, referred to as Article 4 Directions, could 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)

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Failsworth

Conveyancing for a sale of a home is much simpler than when purchasing. During the sale of a house or flat, the burden lies with the purchaser to determine whether the property they are purchasing is mortgageable and is (or can be) registered at the Land Registry.

On the other side of the transaction, conveyancing solicitors in Failsworth acting for the current owner for the most part just answer enquiries made on behalf of the buyer.

What could jeopardise the sale process?

A house or flat will often come with a broad spectrum of possible difficulties (e.g. excessive ground rent or not being connected to the main sewers) that can threaten the conveyancing process.

Property specialists will generally suggest to vendors that they face such issues head on and fix them.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is quite a lot more complex than for a freehold property.

Conveyancing solicitors in Failsworth will also carry out additional work. This can involve applying for a copy of the lease, through to details of common parts management.

It would be prudent to get a conveyancer as soon as is practicable to reduce leasehold-related delays.

Can Quittance conveyancers act for both sides?

SRA rules ban the same solicitor from acting on both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both parties.

You could contact a property solicitor firm in Failsworth to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.

Local Failsworth conveyancing solicitor directory

  • Harold Stock & Co Limited, 56-58 Pole Lane, Failsworth, Manchester, Lancashire, M35 9PB
  • Hlf Berry LLP, 758 Oldham Road, Failsworth, Manchester, Lancashire, M35 9XB

Conveyancing - Remortgaging a property in Failsworth

People remortgage for a number of reasons, including moving from a tracker to a fixed-rate, or releasing capital to pay off other debts. The main reason, however, is to get a more attractive interest rate.

A proactive conveyancing solicitor in Failsworth can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.

So that they can make sure that the interests of the lender are covered, the property lawyer will need to 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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