Updated: October 12, 2018

Heswall conveyancing solicitor fees

No Move, No Fee conveyancing in Heswall

Conveyancing solicitor fees are the amounts you pay to your Heswall conveyancing solicitor for the legal work involved in moving home.

Are Heswall conveyancing fees and costs fixed?

Our solicitors work on a guaranteed fixed conveyancing fee basis with no hidden fees, unlike some other conveyancing solicitors in Heswall who carry out the legal work on an hourly rate. Your conveyancing quote sets out what you will be charged when your sale or purchase completes.

Are there any other costs?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like Stamp Duty Land Tax or ID checks.

See: A guide to all conveyancing fees

How much will conveyancing in Heswall cost in total?

While conveyancing fees in Heswall will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. 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 Heswall

As a key part of the conveyancing for a property buyer, a conveyancing solicitor in Heswall will investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

Following their enquiries the lawyer will offer professional advice and will make practical suggestions and confirm that the Land Registry's record of the property is updated.

This article discusses the types of residential property that carry additional risk for homebuyers searching for conveyancing solicitors in Heswall.

Your Heswall conveyancing solicitor must be lender-approved

Before instructing a Heswall conveyancing solicitor, you need to check that they are on the approved solicitor panel of your mortgage lender, whether you are taking out a mortgage from DB UK Bank, Bank of Ireland or any other lender.

Your solicitor may be unable to act for your mortgage lender, because some lenders are only happy to work with a select panel of legal firms that have achieved certain benchmarks.

If this is the case, the lender will require an alternative firm to act in their interests, and you will be expected to pay this alternative lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.

Your property purchase could be put at risk by failing to check your lawyer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor banks and other lenders.

Searches (Wigan Metropolitan Borough Council)

Residential property searches are applied for by Heswall conveyancing solicitors to expose problems that might possibly undermine the value of your home. They 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 - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • 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.

You will be made aware if your lender insists on any further searches, e.g. a tin mining search or a more detailed plan search.

The estimated processing time for property searches ordered from Wigan Metropolitan Borough Council is 4 weeks. In these circumstances, faster personal searches will be recommended.

Checking planning status

The buyer's conveyancing solicitor will also order the Title Register from HM Land Registry. This helps to find any issues. These issues could include the breach of a restrictive covenant or errors on the title plan.

Wirral Metropolitan Borough Council Tax

The council tax paid by a homeowner is based on various factors such as the property's whereabouts and the value of the property as determined by the VOA in 1991. For instance for an average Band E residential property in Heswall, the council tax amount would be £2,119 per year.

Conveyancing solicitors in Heswall will inform the buyer of the home's tax band once they are themselves notified.

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 £1,589.

Other discounts and exemptions could also apply, for example 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 left empty by someone receiving medical treatment. New build properties are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Wirral Metropolitan Borough Tax (2018)
A £1,156
B £1,348
C £1,541
D £1,734
E £2,119
F £2,504
G £2,890
H £3,467

Can I lower my band?

Contact the VOA for more information on how to challenge your tax band:

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

Owners can apply for their property to be reassessed.

Stamp Duty on Heswall properties

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). Doing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

Quittance's case management software are fully integrated with HM Revenue and Customs (HMRC)'s electronic filing gateway.

See examples for average local properties:

  Average sale price (February 2018) SDLT
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 Heswall

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. If you already own another home , anywhere in the world you will be subject to a 3% SDLT surcharge. Following the example above, if a homeowner bought a second property in Heswall for the average price of £160,097 the SDLT would be £8,004.85.

Conveyancing solicitors in Heswall will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Heswall

New build site

Buying a leasehold home if you don't know what you are getting into can be costly. There are any number of legal technicalities that could be lying in wait for the unsuspecting purchaser, such as onerous covenants, increasing ground rents and sub-letting restrictions.

Incomplete leasehold information, delivered by a lawyer who has only ever handled freehold purchase and sales, could lead to serious consequences.

A competent conveyancing solicitor in Heswall will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • reviewing correspondence between the freeholder and leaseholder
  • ground rents and service charges
  • residents? management company

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Heswall?

New build site

102 new build houses and flats have been bought in Heswall in 2018 so far, based on information from HMLR. The average cost of Heswall new build homes is £165,821.

Buying a new build can be complicated compared to other types of conveyancing. Therefore a Heswall conveyancing solicitor must be conscious of Heswall-specific considerations and will need to investigate several key factors, like liaising with the builder's onsite sales team and checking planning conditions have been fulfilled.

Our specialist team of new build conveyancers deliver an impartial appraisal of the legal title of the house or flat, whilst being mindful of factors like the home's subsequent mortgageability and 'doubling' ground rent and service charges (where applicable).

Conservation areas in Merseyside

Whether you are intending to buy a period coach house or a Victorian detached house, if the property is in a designated conservation area, any planned alterations to the property may not be accepted by Wirral Metropolitan Borough.

Referred to as Article 4 directions, these restrictions may include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Heswall.

Conveyancing - Selling a property in Heswall

The conveyancing process on a house sale is less difficult than for a property purchase. The buyer's conveyancing solicitor does a detailed legal assessment into the property, whereas conveyancing solicitors in Heswall acting for the seller essentially just collates requested paperwork (e.g. warranties and certificates) and replies to the solicitor's standard and additional enquiries .

How to improve the odds of your sale going through

Issues, such as issues with neighbours' rights over the property, can significantly frustrate a sale if they are ignored.

You shouldn't bury your head in the sand as it is the buyer's solicitor's job to spot problems. Get advice and deal with it at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold flat or house is significantly more specialised compared to a freehold house.

Conveyancing solicitors in Heswall will also need to carry out additional work. This can involve requesting management company information, through to details of historical insurance claims.

It is highly recommended that you contact a lawyer with leasehold experience as early as possible to ensure the legal technicalities are handled correctly.

Can your conveyancing solicitors act for both parties?

A conveyancer regulated by the CLC can act for both sides. However, SRA regulations prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a property in Heswall, and one of our conveyancing solicitors is acting for the other side, you can contact a local Heswall conveyancing solicitor firm to carry out your legal work.

Local Heswall conveyancing solicitor directory

  • Campion Solicitors Limited, 4 Milner Road, Heswall, Wirral, Merseyside, CH60 5RZ
  • Guy Williams Layton LLP, 87 Telegraph Road, Heswall, Wirral, Merseyside, CH60 0AU
  • Maxwell Hodge Limited, 234 Telegraph Road, Heswall, Wirral, Merseyside, CH60 0AL
  • Jackson Lees Group Ltd, 90/92 Telegraph Rd, Heswall, Wirral, Merseyside, CH60 0AQ

Conveyancing - Remortgaging a property in Heswall

Although people consider remortgaging for a range of reasons, people will generally remortgage to secure a lower interest rate.

An efficient conveyancing solicitor in Heswall will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

It is vitally important that your property lawyer can act on behalf of your new mortgage provider. Our conveyancing team are panel members of all major banks and building societies. So no matter whether you are changing to a tracker with Britannia or to a repayment mortgage with the Buckinghamshire 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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