Award-winning No Move, No Fee conveyancing for Formby home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and our commitment to enhanced communication means you will always be kept in the loop about the legal side of your move.
Whether you are buying, selling or remortgaging a property and need conveyancing solicitors in Formby, our expert no sale, no fee property lawyers can help.
Our no move no fee promise means should your move not proceed, you will not have to pay any conveyancing solicitors' legal fees.
Formby's most communicative conveyancing service
According to market research commissioned by Veyo, approximately 1/3 of those who took part reported that they were not kept updated by the [solicitor].
The Law Society's 'Conveyancing Quality Scheme' client charter is aimed at conveyancing solicitors improving conveyancing solicitor communication.
Nevertheless, a survey carried out by the Conveyancing Association, revealed that over a fifth of property transactions collapsed due to inefficient communication.
Our Formby conveyancing solicitors deliver an award-winning conveyancing service. We provide you with the information you require wherever you are, using the communication method of your choice:
- Best Formby conveyancing solicitor fees
- Personal extension numbers of your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
- Proactive updates by SMS, phone and email
- Access to your complete file online
Updated: October 12, 2018
Formby conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Formby
Conveyancing solicitor fees are what you pay your Formby conveyancing solicitor for the legal work involved in moving home.
Are Formby conveyancing fees and costs fixed?
Our solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Formby who offer services on an hourly-rate basis. Your quote will set out what you will pay when your property transaction has completed.
Are there any other costs?
In addition to the legal fees you will also have to cover any 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty or managing agent fees.
How much will the total Formby solicitor conveyancing fees be?
Whilst conveyancing fees in Formby will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, e.g. a flood plain search, may be necessary and council search fees will vary.
There are no hidden costs or nasty surprises with Quittance. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Formby
The legal work for the purchase of a house or flat needs the conveyancing solicitor in Formby to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing rights) to a flying freehold affecting the mortgageability of the property.
The property lawyer will feed the results of their enquiries back to the buyer and their lender, iron out any legal issues and confirm that the Land Registry's record of the property is updated.
This section of the article discusses those areas of the legal process for conveyancing solicitors in Formby where specialist conveyancing skills may be required.
- Conveyancing solicitors in Birkenhead
- Conveyancing solicitors in Liverpool
- Conveyancing solicitors in Sefton
- Conveyancing solicitors in Wirral
- Conveyancing solicitors in Merseyside
Your Formby conveyancing solicitor must be lender-approved
Homebuyers have a wide selection of lenders available, from a large lender such as RBS, to a less common mortgage lender like Pepper Homeloans. Before selecting a conveyancing solicitor in Formby, it is critical that you make sure that they can represent your lender.
A lot of mortgage lenders will only work with a restricted group of law firms. If your solicitor cannot act for your lender, the lender will need an alternative firm to act in their interests.
The buyer will be expected to pay this alternative solicitor's costs, and the conveyancing process can take much longer.
Our conveyancing solicitors can carry out the legal work for all major and minor mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Searches (Sefton Metropolitan Borough Council)
Property searches are enquiries made of various authorities by Formby conveyancing solicitors to identify information and potential issues affecting your planned purchase.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
You will be made aware if your lender wants any more searches, for example a tin mining search or a ground stability report.
Property purchasers can expect to wait up to 4 weeks for Local Authority searches from Sefton Metropolitan Borough Council, so personal (as opposed to official) searches will be faster.
Ensuring planning permission is in place
Official Entries will also be ordered from HMLR by the conveyancing solicitor acting for the buyer, helping to evidence any planning issues, for example neighbours' rights of access or outbuildings lying outside the boundary.
Sefton Metropolitan Borough Council Council Tax
Council tax is calculated by Sefton Metropolitan Borough Council on property value and the number of people living in the property. For example, the occupier of a Valuation Band D home in the Sefton Metropolitan Borough Council area would pay annual council tax of £1,792.
Conveyancing solicitors in Formby will inform a purchaser of the property's tax band after 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 reduces the tax due to 75% which would equal £1,344.
Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the resident is living in long term residential care. A property built after 1991 is assigned a banding by the Valuation Office Agency (VOA).
|Band||Sefton Metropolitan Borough Council Tax (2018)|
Are you paying too much?To challenge your banding contact:
Valuation Office Agency
In the financial year 2016/17, 50 council tax challenges were made, and 10 resulted in a reduction.
Stamp Duty on Formby properties
Completing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.SDLT will have to be paid by the homebuyer on properties sold for more than £125,000.
With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See Stamp Duty Land Tax examples for properties in Merseyside:
|Average selling price (2018 to date)||Stamp Duty Land Tax|
|Average price (detached)||£306,032||£5,301.60|
|Average new build||£165,821||£816.42|
Stamp duty relief for first-time buyers in Formby
For first-time buyers, stamp duty is only payable on purchases over £300k. Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the property is not rented out. Therefore, if a homeowner in Formby bought a second property for the average price of £163,529 the SDLT would be £8,176.45.
Conveyancing solicitors in Formby will confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Formby
Buying a leasehold home if you are unaware of the implications is risky. There are many legal issues that may be lying in wait for the unsuspecting purchaser, including:
- sinking fund issues
- doubling ground rents
- onerous covenants
A specialist conveyancing solicitor in Formby will consider potential leasehold issues, such as :
- understanding regional and era-specific nuances of leases
- dealing with freeholders and managing agents
- annual statements of account and budgets for service charges
- missing building regs and planning
- service charge apportionments
Ensure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitor team on 0800 612 0377.
Buying a 'New Build' property in Formby?
The average purchase price of Formby new build homes is £165,821. 102 new build homes have been bought in Formby in 2018 so far.
Buying a new build home is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a conveyancing solicitor in Formby must be aware of Formby-specific factors and should investigate several key issues, like dealing with failures to arrange warranty provider inspections and negotiating new build contracts.
Our specialist team of new build conveyancers deliver an impartial assessment of the legal title of the property, whilst being mindful of concerns like problematic leasehold terms and possible freehold acquisition traps.
Conservation areas in Merseyside
If you are buying a home in one of Formby's conservation areas, the property must not breach any conservation area conditions. These restrictions can include anything from restrictions on the use of PVC windows, to restrictions preventing the addition of new access.
The local planning authority can order any non-compliant alterations to a property to be changed or removed.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Formby's conservation areas.
Conveyancing - Selling a property in Formby
The legal side of a sale of a house or flat is less difficult than for a property purchase. When a house or flat changes hands, the responsibility is solely on the buyer to establish that the property they are buying does not have any legal issues.
On the other hand, when selling, conveyancing solicitors in Formby acting for the seller need only respond to questions set by the buyer's conveyancing solicitor.
Factors that could delay or endanger the sale of your property
Common hurdles, such as missing planning regulations, could prolong your move if left unresolved.
Don't shy away from finding a solution, hoping the issue will fix itself. The best course of action is to get advice and deal with it at the earliest stage.
- The Essential Conveyancing Guide for Sellers in 2018
- What to do before selling your 'share of freehold' flat
- No electrical completion certificate? What to do before selling your home
Read more helpful advice for sellers here.
Selling a leasehold property
The legal work for a leasehold flat or house is much more time-consuming than for a freehold property.
Formby conveyancing solicitors will also perform extra work, including collating an up-to-date service charge statement, through to any information about regulations affecting the property that are not in the lease.
It is recommended that the seller instruct a lawyer as soon as an estate agent is chosen to mitigate (somewhat inevitable) leasehold delays.
Can your conveyancing solicitors act for both the buyer and the seller of the same house?
CLC-regulated conveyancers can act for both parties. However, SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a property sale.
If you are buying or selling a home in Formby, and a Quittance solicitor is acting for the other side, you may wish to contact a law firm in Formby to carry out your legal work.
Local Formby conveyancing solicitor directory
- Maxwell Hodge Limited, Turret House, 3 Chapel Lane, Formby, Liverpool, Merseyside, L37 4DL
- Whitfields Solicitors Limited, Marion House, 23-25 Elbow Lane, Formby, Merseyside, L37 4AB
Conveyancing - Remortgaging a property in Formby
Homeowners remortgage for a number of reasons, such as switching from interest-only to repayment, or borrowing more to help pay for an extension. The main reason, however, is to save money with a lower rate.
You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Formby, shortening the time the conveyancing takes. With the future of interest rates uncertain, fast conveyancing can play a key role in getting the mortgage 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 the mortgage provider.
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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