Updated: October 12, 2018

Haydock conveyancing solicitor fees

No Move, No Fee conveyancing in Haydock

Conveyancing solicitor fees will be paid to your Haydock conveyancing solicitor for the legal work associated with buying or selling a property.

How are Haydock conveyancing fees calculated?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Haydock who work on a price per hour basis. Your conveyancing quote explains what you will pay when your sale or purchase goes through.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as landlord's notice fees or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Haydock cost in total?

Haydock conveyancing solicitor fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. transport searches, may be needed.

There are no hidden costs or nasty surprises with Quittance Conveyancing. 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 Haydock

Caveat emptor, meaning 'let the buyer beware', was the legal principle of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to investigate their intended purchase.

The Haydock conveyancing solicitor will offer professional advice following their enquiries, offer practical solutions and make sure that the title is registered in the name of the new buyer.

This section of the article gives useful guidance for people who want conveyancing solicitors in Haydock for a purchase.

Your Haydock conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Birmingham Midshires or a niche lender such as Paragon, before instructing a Haydock conveyancing solicitor it is essential that you check that they are on the approved solicitor panel of your lender.

A lot of mortgage lenders will only accept a selected list (their 'panel') of firms. If a conveyancer cannot act for your lender, the lender will likely need a different firm to carry out the legal work.

The purchaser will usually need to pay this alternate lawyer's costs and significant delays to your move could occur.

Your purchase can be seriously delayed if you fail to check your solicitor's lender panel status.

Our conveyancing solicitors are on the panel of all banks and other lenders.

St Helens Borough Council searches and other searches

Searches are submitted by Haydock conveyancing solicitors in order to identify any significant issues that might potentially impact how much the property you are purchasing will be worth.

Mortgage lenders also need searches to be applied for. Required searches will include:

  • Local Authority search - includes a list of planning decisions that could affect the property
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Further searches, such as a more detailed flood report or an energy search, may also be referred to in the standard searches.

Homebuyers can expect to wait roughly 7 weeks for searches obtained from St Helens Borough Council. As a result, quicker regulated searches will be recommended.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be applied for from the Land Registry by the buyer's conveyancing solicitor, helping to evidence any planning issues. These issues could include rights or restrictions on how the property may be used or outbuildings missing from the title plan.

St Helens Borough Council Council Tax

St Helens Borough Council calculate council tax on Haydock homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Valuation Band E, for example, would owe annual council tax of £2,035.

Haydock conveyancing solicitors will inform a buyer of the property's 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 (25%) would reduce the tax due to £1,526.

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. New build property is assessed by the Valuation Office Agency and allocated a banding.

Band St Helens Borough Council Tax (2018)
A £1,110
B £1,295
C £1,480
D £1,665
E £2,035
F £2,405
G £2,775
H £3,330

Can I challenge my council tax band?

To challenge your banding contact:

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

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Haydock properties

If you are buying a home in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k. After a home sale has completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

Quittance Conveyancing's investment in the latest state-of-the-art case management system means that HMRC filing complications and objections are a thing of the past.

See SDLT examples for homes in Merseyside:

  Average selling price (February 2018) Stamp Duty Land Tax
Average price £160,097 £701.94
Average price (detached) £316,698 £5,834.90
Average new build £93,743 £0.00

Stamp duty relief for first-time buyers in Haydock

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas. Homeowners must pay a higher rate of SDLT for the purchase of a second home. Following the example above, if a homeowner bought a second home in Haydock for the average price of £160,097 the SDLT would be £8,004.85.

Haydock conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Haydock

New build site

Buying a leasehold property without understanding the implications is risky. Increasing ground rents, sub-letting restrictions and excessive freehold premiums are only some of the many traps awaiting the unsuspecting purchaser.

Serious financial ramifications can result from a less-experienced conveyancing solicitor's failure to give good leasehold advice.

If you intend to purchase a leasehold home, a experienced conveyancing solicitor in Haydock will consider possible leasehold issues, e.g. dealing with freeholders and managing agents, checking the lease itself and short leases.

Ensure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Haydock?

New build site

The average price for Haydock new builds is £165,821. 102 new build houses and flats have been bought in Haydock in 2018 so far.

A new-build conveyancing solicitor in Haydock must be familiar with Haydock-specific considerations and new build's added complexities, such as investigating road and drainage issues and checking the suitability of new build insurance.

Our new build conveyancing department will provide an impartial view of the legal title of the property, paying close attention to factors like the home's future resaleability and potential freehold acquisition traps.

Conservation areas in Merseyside

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, purchasing property in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area constraints will affect your house.

These restrictions, referred to as Article 4 Directions, can include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

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 was responsible for the changes.

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

Conveyancing - Selling a property in Haydock

The legal process for a property sale is more straightforward than for a purchase. The buyer's conveyancing solicitor will have to go through detailed due diligence on your home. In contrast, conveyancing solicitors in Haydock acting for the vendor effectively just gathers information relating to the property and replies to the solicitor's standard and additional enquiries .

What could jeopardise your sale?

Homes can be burdened by many possible difficulties (e.g. an issue with noisy neighbours or having a defective lease) that can threaten your move.

Generally speaking, it is recommended for sellers to handle such issues without delay.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat is significantly more specialised than for a freehold house.

Conveyancing solicitors in Haydock must usually carry out further legal work. This can involve liaising with the management company to obtain ground rent details, through to details of planned major works.

To reduce delays, it is highly recommended that you instruct a lawyer with leasehold experience as soon as possible.

What if Quittance is acting for the other side?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a house sale and purchase.

You could contact a local Haydock conveyancing solicitor firm to handle your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Haydock

Whilst there are many reasons to consider remortgaging, people will usually remortgage a home to lower their monthly repayments.

Homeowners can enjoy the benefits of a lower rate faster with a more efficient conveyancing solicitor in Haydock. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a critical factor in getting on to the rate you want.

To confirm that the lender's investment is secured, the property lawyer handling your remortgage will act for both you and the mortgage 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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