Updated: October 12, 2018

Heywood conveyancing solicitor fees

No Move, No Fee conveyancing in Heywood

Conveyancing solicitor fees are the costs you pay your Heywood conveyancing solicitor for the legal work for a home sale or purchase.

Do Heywood conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Heywood who offer services on a fees per hour basis. Your quote sets out all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs?

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

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 indemnity insurance or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees

How much will conveyancing in Heywood cost in total?

Whilst conveyancing fees in Heywood will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, council search fees will vary and additional region-specific searches, such as a flooding search, may be needed.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Heywood

There is now an obligation on a seller to disclose any property defects or disputes to the buyer.

It remains, however, the duty of a Heywood conveyancing solicitor to carry out due diligence on the property, deliver their report on title to the purchaser, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The following examines the aspects of the buying process for conveyancing solicitors in Heywood where additional expertise is needed.

Your Heywood conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a major lender such as the Co-operative Bank, to a niche lender like DB UK Bank. Before instructing a Heywood conveyancing solicitor, it is very important that you make sure that they are on the approved panel of your mortgage lender.

Your solicitor may be unable to act for your mortgage lender, because some mortgage lenders will only work with a restricted panel of law firms.

If this is the case, the lender will need an alternative firm to complete the legal work, and you will usually need to pay this second lawyer's costs. This means the transaction could be delayed.

Setbacks can result from failing to confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors are on the panel of all lenders.

Searches (Rochdale Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions asked of various bodies by Heywood conveyancing solicitors to provide information about the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Additional searches, such as a more detailed flood report or a commons registration search, may also be referred to in the initial search results.

Homebuyers can expect a lead time of approximately 5 weeks for property searches supplied by Rochdale Metropolitan Borough Council. In these circumstances, faster personal searches will be recommended.

Planning searches

Official Entries will also be obtained by the purchaser's conveyancing solicitor, assisting with the identification of planning issues, such as limits on the development of the property or errors on the title plan.

Rochdale Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Heywood will pay to Rochdale Metropolitan Borough Council will depend on the property's value and the number of residents. For example, the occupier of a Band D house in the Rochdale Metropolitan Borough Council area would pay annual council tax of £1,764.

Heywood conveyancing solicitors will inform a buyer of the home's tax 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 reduces the tax due to 75% which would equal £1,323.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or for spouses of students who are not British. Newer homes are assessed by the Valuation Office Agency and allocated a council tax banding.

Band Rochdale Metropolitan Borough Council Tax (2018)
A £1,176
B £1,372
C £1,568
D £1,764
E £2,156
F £2,548
G £2,939
H £3,527

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 20 were approved and the tax was reduced. To challenge your banding contact:

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

Stamp Duty on Heywood properties

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the residential property if it exceeds £125,000. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

See examples for Heywood properties:

  Average selling price (2017) SDLT
Average price £131,186 £123.72
Average price (detached) £233,633 £2,172.66
Average new build £144,319 £386.38

Stamp duty relief for first-time buyers in Heywood

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the home is not let out. For example, if a property owner bought a second property in Heywood for the average price of £131,186 the SDLT would be £6,559.30.

Heywood conveyancing solicitors will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Heywood

New build site

It is rarely a good idea to purchase a leasehold property if you are unaware of the implications. There are numerous technical issues that could be awaiting an uninformed purchaser, such as:

  • spiralling ground rents
  • unreasonable lease extension premiums
  • sinking fund issues
  • unfair developer practices
Serious financial ramifications can result from a solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Heywood will consider possible leasehold issues, e.g. leases approaching 80 years remaining, ground rents and service charges and reviewing the lease itself (leases can be 10's or even 100's of years old).

Make sure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Heywood?

Building site

The average cost of new build properties in Heywood is £139,995, (Land Registry data). 1 newly-constructed homes have been bought in Heywood in 2018 so far.

A new-build conveyancing solicitor in Heywood will need to be familiar with regional considerations and the complications associated with new build, e.g. ensuring that the contract is in the buyer's favour and working to tight developer deadlines.

Our specialist team of new build conveyancers deliver an accurate and truly independent assessment of the legal title of the property, whilst being mindful of factors like the home's subsequent marketability and possible freehold acquisition traps.

Greater Manchester Conservation areas

When carrying out the conveyancing for a purchase in Heywood, a conveyancing solicitor will need to check whether the residential property is in a conservation area in Heywood. If it is, the property will be affected by specific restrictions. Referred to as Article 4 directions, these restrictions may include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, the local council could order the owner to pay for the work needed to make the home compliant, even if the previous owner was responsible for the changes.

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

Conveyancing - Selling a property in Heywood

The legal work involved in a house sale usually requires less work than when buying. The buyer's conveyancer conducts detailed research on the property and its legal title, whilst conveyancing solicitors in Heywood acting for the vendor mostly just replies to the solicitor's standard and additional enquiries.

What could go wrong?

Homes can face a series of legal problems (for example chancel repair liability or being situated on an unadopted road) which could frustrate a purchase for weeks.

You shouldn't bury your head in the sand as it is highly unlikely that the problems won't be picked up. Get advice and deal with it as early as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold flat (leasehold houses are uncommon) is much more difficult in comparison with a freehold house.

Heywood conveyancing solicitors will also carry out additional work, and this could include sourcing service charge accounts, through to details of any disputes with the current leaseholder.

To speed up the leasehold conveyancing process, it is recommended that you contact a leasehold specialist as soon as possible, and potentially before marketing the property,.

What if Quittance is acting for the other side?

Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both parties.

You could contact a local Heywood conveyancing solicitor firm to handle your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Heywood

Although there are many reasons to remortgage, people will usually remortgage to get a better interest rate.

Homeowners should be able to enjoy a lower rate faster with a more efficient conveyancing solicitor in Heywood, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

The property lawyer will represent both you and the new lender to certify the mortgage provider's interests are protected.

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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