Updated: October 12, 2018

Hazel Grove conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hazel Grove

Conveyancing solicitor fees will be paid conveyancing solicitors in Hazel Grove for the legal work involved in moving home.

Do Hazel Grove conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Hazel Grove who carry out the legal work on an hourly-rate basis. Your conveyancing quote will set out what you will pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing 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 telegraphic transfer fees or property searches.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Hazel Grove cost?

Although conveyancing fees in Hazel Grove will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, additional region-specific searches, e.g. a flooding search, may be needed and Local Authority (LA) Search fees will vary.

There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard sale or purchase, what we quote is the fee 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 Hazel Grove

Purchase conveyancing needs the conveyancing solicitor in Hazel Grove to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing easements) to a boundary dispute affecting the mortgageability of the home.

The buyer's lawyer will report their findings back to the buyer, help to fix or resolve any legal issues and ensure that the change of ownership is registered at the Land Registry.

The content below examines the types of residential property which could be of concern to homebuyers searching for conveyancing solicitors in Hazel Grove.

Your Hazel Grove conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like Coutts Finance or a major lender such as Halifax, before appointing a conveyancing solicitor in Hazel Grove it is paramount that you confirm that they can represent your mortgage lender.

Quite a few mortgage lenders are only happy to work with a restricted group of firms. If a conveyancer cannot act for your mortgage lender, the lender will probably require a different firm to complete the legal work.

The buyer will then have to cover this substitute solicitor's costs, and weeks could be added to the conveyancing process.

Failing to check your property lawyer's lender panel status can result in serious delays.

Our conveyancing solicitors are approved to act for all banks and building societies.

Conveyancing Searches (Stockport Metropolitan Borough Council)

Searches are enquiries made of various authorities by Hazel Grove conveyancing solicitors to help uncover relevant information about the property being purchased.

Mortgagees also need searches (as set out in the CML Handbook) to be purchased. Required searches will include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - there is a risk that some Hazel Grove properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Your solicitor will tell you if your chosen lender insists on any more searches, for example a Crossrail search or a disadvantaged area search.

Homebuyers will have to endure a wait of approximately 2 weeks for property searches supplied by Stockport Metropolitan Borough Council, so your lawyer will recommend using quicker personal searches.

Planning issues

Official Entries will also be applied for from HMLR by the conveyancing solicitor acting for the homebuyer, helping to evidence potential planning issues, for example restrictions that limit alterations or a difference between the agent's floorplan and the title plan.

Stockport Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Hazel Grove will pay to Stockport Metropolitan Borough Council will depend on the property's value and the number of residents. For instance for an average Band D house in Hazel Grove, the council tax payable would be £1,840.

Conveyancing solicitors in Hazel Grove will inform a buyer of the property's band as soon as they are made aware.

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 £1,380.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if an occupier is a student nurse. The Valuation Office Agency work out council tax bands for new homes, and where the owner has requested a revaluation.

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

Is it possible to reduce my council tax band?

To appeal contact:

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made. 20 saw a subsequent reduction.

Stamp Duty on Hazel Grove properties

A purchaser will usually need to pay SDLT if the house they are purchasing is valued at over £125,000. Doing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

Quittance's state-of-the-art case management system integrates with electronic filing systems to ensure that the SDLT is settled efficiently.

This table sets out stamp duty for typical property in Greater Manchester:

  Average selling price (2017) Stamp Duty
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 Hazel Grove

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following a change in April 2016, a 3% surcharge is applied for purchases of additional property. For example, if a property owner bought a second property in Hazel Grove for the average price of £158,882 the SDLT would be £7,944.10.

Conveyancing solicitors in Hazel Grove will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Hazel Grove

New build site

Buying a leasehold house or flat is not as simple as purchasing a freehold property. The many potential problems lying in wait for the unsuspecting purchaser could include:

  • unreasonable lease extension premiums
  • doubling ground rents
  • undisclosed major works
Bad or incomplete leasehold advice, from a lawyer with limited leasehold experience, could have serious financial consequences.

A specialist conveyancing solicitor in Hazel Grove will address aspects of leasehold, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charges, ground rents and buildings insurance arrangements
  • dealing with freeholders
  • planned large scale expenditure is planned
  • short leases

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our team of leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Hazel Grove?

New build building site

Based on Land Registry information, 3033 new builds were purchased in Hindley last year. The average value of a new build in Hazel Grove is £268,317.

Acquiring a new build property is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Hazel Grove must be mindful of local Hazel Grove considerations and should investigate several key issues, e.g. dealing with fast exchange timeframes and confirming building regulation compliance.

Our award-winning team of new build conveyancers specialise in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.

Conservation areas in Cheshire

If you are intending to purchase a home in one of Hazel Grove's conservation areas, the property will need to meet any conservation area building controls. These building controls may include:

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

If a property is in breach, the local authority could order the owner to pay for the work needed to make the home compliant, even if the previous owner carried out the alterations.

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

Conveyancing - Selling a property in Hazel Grove

Conveyancing for a sale of a house or flat is less difficult than for a property purchase. With a purchase, the burden lies with the purchaser to verify that the title of the property they are buying can be mortgaged and is free from legal issues.

When selling, conveyancing solicitors in Hazel Grove acting for the seller for the most part just answer any enquiries made by the buyer's solicitor.

What could jeopardise your property sale?

A house or flat can face any number of challenges (such as not being connected to the water mains or restrictive covenants) that might frustrate a purchase for weeks or even months.

Property experts will usually advise that sellers address these issues immediately.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat is much more involved than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Hazel Grove will usually undertake additional work, for example collating an up-to-date service charge statement, through to the minutes of the last AGM (if there is a management company).

So as to resolve any leasehold-related delays sooner, it is highly recommended that the seller instruct a conveyancer as soon as is practicable.

What if you are acting for the other side?

SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both parties.

You could contact a property solicitor firm in Hazel Grove to undertake your conveyancing, if a Quittance conveyancing solicitor is acting for the other side.

Local Hazel Grove conveyancing solicitor directory

  • O'Neill Patient Solicitors LLP, Chester House, 2 Chester Road, Hazel Grove, Stockport, Cheshire, SK7 5NT
  • Keoghs Nicholls Lindsell & Harris LLP, 8-10 Commercial Road, Hazel Grove, Cheshire, Stockport, Lancs, SK7 4AA

Conveyancing - Remortgaging a property in Hazel Grove

The most common reason people remortgage is to save money with a lower rate. There are other reasons to switch lenders or mortgage deals, such as fixing the mortgage on a new discounted rate, or releasing equity.

A good conveyancing solicitor in Hazel Grove can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

So that they can confirm that the lender's interests are protected, the property lawyer 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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