Updated: October 12, 2018

Gatley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Gatley

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

Do Gatley conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Gatley carry out the legal work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote explains what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to pay for '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 office copies or HMLR fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Gatley cost?

Whilst conveyancing fees in Gatley will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, specific extra searches, such as a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Gatley

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still undertake due diligence on the property to be purchased.

The Gatley conveyancing solicitor will make recommendations after making their enquiries, make practical suggestions and make sure that the title is registered in the name of the new buyer.

The following examines the aspects of the buying process for conveyancing solicitors in Gatley where a deeper understanding of the legal technicalities is important.

Your Gatley conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a less common mortgage lender like Ulster Bank, to a large lender such as Barclays Bank. Before you choose a conveyancing solicitor in Gatley, whoever you choose, you must confirm that they are on the approved solicitor panel of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders are only happy to work with a restricted panel of firms.

Under these circumstances, the lender will require an alternative solicitor firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This means the transaction could be delayed.

Neglecting to check your conveyancing solicitor's lender panel status can mean serious delays.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Stockport Metropolitan Borough Council searches and other searches

Property searches are enquiries made of public bodies by Gatley conveyancing solicitors to give details about the home you want to buy.

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

More pertinent searches, such as a Crossrail search or a disadvantaged area search, may also be referred to in the initial LA and Environmental searches.

The average delivery time for Local Authority searches ordered from Stockport Metropolitan Borough Council is 2 weeks, so personal (as opposed to official) searches will be faster.

Finding planning permissions

Office copies will also be ordered from HM Land Registry by your conveyancing solicitor. This will help to expose any planning issues. These issues could include limits on the development of the property or errors on the title plan.

Stockport Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on a variety of factors e.g. the size of the home and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,249.

A conveyancing solicitor in Gatley will inform a buyer of the home's tax band once 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 £1,687.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the property is owned by a charity and is unoccupied.

Band Stockport Metropolitan Borough Council Tax (2018)
A £1,227
B £1,431
C £1,636
D £1,840
E £2,249
F £2,658
G £3,067
H £3,680

Are you paying more than you should?

To challenge your banding contact:

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

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.

Stamp Duty on Gatley properties

The current stamp duty threshold for residential properties is £125,000. Given the complexity of the SDLT1 tax return form, only the confident would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.

Quittance's case management system ensures that the critical SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See examples for typical local properties:

  Average sale 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

Stamp duty relief for first-time buyers in Gatley

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, a surcharge of 3% is applied for purchases of additional property. Therefore, if a homeowner in Gatley bought a second home for the average price of £158,882 the SDLT would be £7,944.10.

Gatley conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Gatley

New build site

It is risky to purchase a leasehold home without understanding the implications. The many potential traps lying in wait for the unsuspecting purchaser could include:

  • unreasonable ground rents
  • short leases
  • sinking fund issues
  • absent freeholders
Incomplete leasehold information, delivered by an inexperienced conveyancing solicitor, can have serious consequences.

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

  • reviewing the lease
  • managing agent practices
  • any recent demands for service charges and ground rent
  • missing building regs and planning

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Gatley?

New build building site

The average sale price of new build homes in Gatley is £268,317, according to data compiled by the HM Land Registry. 3033 new build homes were purchased in Hazel Grove last year.

The legal side of acquiring a new build requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Gatley must be aware of both region-specific factors and also needs to consider a range of factors, including handling deposits and working to builders' exchange timelines.

Our team of new build conveyancers deliver an independent appraisal of the legal status of the property, whilst being mindful of concerns like the home's future marketability and an assessment of other risks, such as regional infrastructure development.

Cheshire Conservation areas

If you are intending to buy a home in a conservation area in Gatley, the property will need to meet any conservation area restrictions. These conditions, referred to as Article 4 Directions, could include anything from limitations on skylights, to general restrictions governing non-uniform additions or modifications.

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

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

Conveyancing - Selling a property in Gatley

The legal side of a property sale is normally less troublesome than when buying. For a house purchase, the burden lies entirely with the buyer to confirm that the property they are purchasing can be mortgaged and is free from legal issues.

On the other hand, when selling, conveyancing solicitors in Gatley acting for the vendor need only respond to questions set by the buyer's conveyancing solicitor.

How to improve the odds of your sale going through

A house or flat can be burdened by numerous complex issues (e.g. tree preservation orders) which could draw out a purchase for weeks.

It is almost always a good idea for vendors to handle any such problems without delay.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat (leasehold houses are not common) is a great deal more technical than for a more straightforward freehold house.

Gatley conveyancing solicitors will also carry out additional work, such as collating all relevant freeholder information, through to details of any unresolved disputes.

It is usually counter-productive to hold off instructing a property lawyer as soon as possible, and preferably before going on the market, to help mitigate (somewhat inevitable) leasehold delays.

Can your conveyancing solicitors act for both the buyer and the seller in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules prevent the same conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a house or flat in Gatley, and we are doing the legal work for the other side, you could contact a property solicitor firm in Gatley to carry out your legal work.

Local Gatley conveyancing solicitor directory

  • Lowick Mckay, 44/46 Church Road, Gatley, Cheadle, Cheshire, SK8 4NQ
  • Nayyars Solicitors Limited, Hexagon House, 21/23 Gatley Road, Cheadle, Cheshire, SK8 1NZ
  • Savilles (Cheadle) Limited, 25c Gatley Road, Cheadle, Cheshire, SK8 1LY

Conveyancing - Remortgaging a property in Gatley

Although people consider remortgaging for a range of reasons, homeowners usually remortgage a home to save money with a lower rate.

A good conveyancing solicitor in Gatley will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a crucial factor in securing the rate you want.

It is critical that your property lawyer can also represent your new lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are switching to a 100% mortgage with Barclays Bank or to a variable-rate mortgage with the Harpenden Building Society, we 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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