Updated: October 12, 2018

Frodsham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Frodsham

Conveyancing solicitor fees are the costs you pay your Frodsham conveyancing solicitor for the legal work associated with buying or selling a property.

How are Frodsham conveyancing fees calculated?

Some conveyancing solicitors in Frodsham offer services on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden fees. Your conveyancing quote explains what fees you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as identity verification checks or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will conveyancing in Frodsham cost in total?

Although conveyancing fees in Frodsham will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, e.g. a flooding search, may be necessary and council search fees will vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Frodsham

The conveyancing for a property purchase requires a Frodsham conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. breached restrictive covenants) to Japanese Knotweed affecting the mortgageability of the home.

The conveyancer will feed the results of their enquiries back to the purchaser and their mortgage lender, deal with any legal problems and register the title in the new owner's name.

This article offers recommendations for people searching for conveyancing solicitors in Frodsham for a purchase.

Your Frodsham conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from the Co-operative Bank, Paragon or any other lender, before you select a Frodsham conveyancing solicitor you must confirm that they can represent your lender.

The majority of lenders will only work with a selected list (known as a 'panel') of solicitors or licensed conveyancers that meet strict criteria. If a solicitor is unable to act for your lender, the lender will require a different solicitor firm to complete the legal work.

The buyer will be expected to pay this substitute lawyer's costs, and the conveyancing process can take much longer.

Long delays can result from failing to confirm your conveyancer's lender panel status.

Our conveyancing solicitors are approved to act for all lenders.

Residential Property Searches (Cheshire West and Chester Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Frodsham conveyancing solicitors to expose any broader issues that might have an impact on the value of your property.

Mortgage lenders also usually require certain searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More specialised searches, such as a tin mining search or a more detailed environmental report, may also be referred to following the initial searches.

Purchasers should anticipate a wait of around 8 weeks for conveyancing searches from Cheshire West and Chester Council, so faster personal searches will be recommended.

Planning permissions

The buyer's conveyancing solicitor also retrieves an Official Copy of the Title Register from HMLR. This will help to highlight potential planning issues, such as that a restrictive covenant has been breached or the title plan showing only very general boundaries.

Cheshire West and Chester Council Council Tax

The council tax paid by a homeowner is based on various factors including the size and layout of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance a home in the Cheshire West and Chester Council area in Valuation Band C would pay £1,537 per annum.

Conveyancing solicitors in Frodsham will inform a purchaser of the home's council 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 £1,153.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the property is armed forces accommodation.

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

Does anyone ever challenge their valuation?

A property owner can also ask for their property to be reassessed, and a refund may be due if the property is awarded a lower band. To challenge your banding contact:

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

Stamp Duty on Frodsham properties

Stamp duty will almost always need to be paid if the property being purchased is valued at over £125k. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

The following table illustrates stamp duty examples for average properties in Frodsham:

  Average selling price (2017) Stamp Duty
Average price £254,392 £2,719.60
Average price (detached) £340,986 £7,049.30
Average new build £188,500 £1,270.00
Higher rates of SDLT apply to buyers of second property in the form of a higher SDLT rate of 3%. So if a second property was bought for £254,392 then the SDLT total will be £20,351.36.

Stamp duty relief for first-time buyers in Frodsham

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Frodsham conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Frodsham

New build site

Over 100,000 UK homeowners have property leases with problematic lease conditions. Numerous technical obstacles may be lying in wait for the unsuspecting purchaser, including:

  • incomplete management company accounts
  • absent freeholders
  • freeholds sold without first refusal to leaseholders
  • spiralling ground rents
Serious consequences can result from a less-experienced conveyancer's failure to give good leasehold advice.

A competent conveyancing solicitor in Frodsham will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • service charges for relevant date periods
  • managing agent practices
  • block management regulations that sit outside the lease
  • service charge retentions

Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Frodsham?

Building site

34 brand new properties were purchased in Frodsham last year, according to data compiled by HM Land Registry. The average sale price of a new build in Frodsham is £188,500.

Acquiring a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a Frodsham conveyancing solicitor needs to be aware of local Frodsham considerations and will consider a range of issues, like advising on mortgage offer flexibility for delayed completion and confirming Section 38 agreements.

Our highly qualified team of new build conveyancers are experts in helping the buyer get the best possible purchase terms and working to developer exchange timeframes.

Cheshire Conservation areas

Whether you enjoy a rural setting or Regency architecture, buying in a conservation area-protected street usually means that the local character will be preserved. However, conservation area constraints will affect your home.

These restrictions, referred to as Article 4 Directions, could include restrictions on the removal of front boundary walls, limits on the use of cladding or restrictions on the erection of outbuildings.

If a property is in breach, the owner could be required by law to pay for the property to be changed back to the state it was in before the recent alterations, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Frodsham

The legal work involved in a house sale is less difficult than for a property purchase. The buyer has to carry out extensive due diligence on the property and its legal title, whereas conveyancing solicitors in Frodsham acting for the seller just collates information and responds to enquiries made by the buyer's solicitor .

What could go wrong?

A house or flat will frequently have a range of possible issues (such as excessive service charges or not having a building regulations completion certificate) that might protract or even derail the conveyancing process.

Property specialists usually advise that vendors address such issues immediately.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

Conveyancing for a leasehold flat or house is quite a lot more complicated than for a more straightforward freehold house.

Frodsham conveyancing solicitors will also perform extra work, including sourcing service charge accounts, through to ascertaining if any excess payments are anticipated.

It is recommended that the vendor contacts leasehold-specialist property lawyer as soon as possible to ensure any legal complexity is correctly handled.

What if you are already acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a property in Frodsham, and a Quittance solicitor is carrying out the legal work for the other side, you could contact a local Frodsham conveyancing solicitor firm to handle your legal work.

Local Frodsham conveyancing solicitor directory

  • Butcher and Barlow LLP, 6 Church Street, Frodsham, Cheshire, WA6 7EB
  • Chester & North Wales Law Society, C/o 9 Church Street, Frodsham, Cheshire, WA6 7DN
  • Rowlinsons Solicitors Limited, 9 Church Street, Frodsham, Cheshire, WA6 7DN
  • Forshaws Davies Ridgway LLP, 20 High Street, Frodsham, Cheshire, WA6 7HE

Conveyancing - Remortgaging a property in Frodsham

Homeowners remortgage a home for a number of reasons, including the existing lender having refused a payment holiday, or releasing funds to help pay for home improvements. The most common reason, however, is to get a better interest rate.

An efficient conveyancing solicitor in Frodsham can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in securing your preferred rate.

In order to ensure that the interests of the lender are covered, a property lawyer will need to act for both you and your new lender.

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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