Updated: October 12, 2018

Hindley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hindley

Conveyancing solicitor fees are paid to conveyancing solicitors in Hindley for handling the legal work for your move.

Do Hindley conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in Hindley who offer services on a fees per hour basis. Your quote sets out what fees you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor 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, such as Stamp Duty or managing agent fees.

See: Complete list of conveyancing fees and disbursements

How much will the total Hindley solicitor conveyancing fees be?

Though conveyancing fees in Hindley will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, e.g. a flooding search, may be necessary and Local Authority Search fees can vary.

With Quittance, there are no hidden costs or nasty surprises. For standard conveyancing transactions, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Hindley

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. Since 2013, this principle no longer applies, however, a purchaser must still investigate their intended purchase.

The conveyancing solicitor in Hindley will offer suggestions and advice after making their enquiries, solve outstanding issues and ensure that the change of ownership is registered at the Land Registry.

The following section offers useful guidance for people looking for conveyancing solicitors in Hindley for a purchase.

Your Hindley conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a less common lender like Coutts, to a major lender such as the Nationwide Building Society. Before you instruct a conveyancing solicitor in Hindley, whoever you choose, it is very important that you make sure that they are on the approved solicitor panel of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some lenders are only prepared to work with a restricted group of solicitors or licensed conveyancers that have achieved certain benchmarks.

If that is the case, the lender will require an alternative legal firm to complete the legal work, and you will then have to cover this second solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Significant delays can occur if you fail to check your conveyancer's lender panel status.

Our solicitors can act for all banks and other lenders.

Wigan Metropolitan Borough Council searches and other searches

Property searches are enquiries made of public bodies by Hindley conveyancing solicitors to help uncover relevant information about your new home.

Mortgage lenders typically also require conveyancing searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Hindley properties for local parish repairs.

Your lawyer will make you aware if your chosen lender insists on any further searches, for example a highways authority search or a mining search.

The average turnaround time for searches from Wigan Metropolitan Borough Council is 8 weeks, so faster personal searches will be recommended.

Finding planning permissions

Official Entries will also be applied for from HM Land Registry by the conveyancing solicitor acting for the homebuyer, helping to identify potential planning issues, for example a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

Wigan Metropolitan Borough Council Tax

The amount of council tax a homeowner in Hindley will pay to Wigan Metropolitan Borough will depend on the property's value and the number of residents. E.g. the occupier of a Valuation Band B home in the Wigan Metropolitan Borough area would pay annual council tax of £1,192.

Conveyancing solicitors in Hindley will inform a purchaser of the property's tax band once they have the Local Authority search results.

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 £894.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where the property was left empty by a bankrupt person.

Band Wigan Metropolitan Borough Tax (2018)
A £1,022
B £1,192
C £1,363
D £1,533
E £1,874
F £2,214
G £2,555
H £3,066

Could you be overpaying?

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 Hindley properties

SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home.

HMRC late filing penalties are avoided using the latest case management software.

See table below for stamp duty examples for homes 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
If you already own another home or share in a home (including outside the UK)you will be subject to an SDLT surcharge of 3%. Therefore, if a homeowner in Hindley bought a second property for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Hindley

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Hindley will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Hindley

New build site

Purchasing a leasehold home without being aware of the facts can be risky. Numerous technical issues may be lying in wait for the unsuspecting purchaser, including:

  • marriage value issues
  • undisclosed major works
  • sub-letting restrictions
  • spiralling ground rents
Inaccurate leasehold advice, from a solicitor with only freehold experience, could lead to serious consequences.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Hindley will investigate aspects of the leasehold purchase, including reviewing the lease itself (many leases are decades old), managing agent or landlord enquiries and service charges.

Ensure that you are fully-informed regarding your planned purchase - Get in touch with our team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Hindley?

New build building site

The average cost of Hindley new build properties is £268,317, according to local information gathered by the HM Land Registry. 3033 newly-constructed homes were purchased in Horwich last year.

A new-build conveyancing solicitor in Hindley must be aware of local factors and the specific issues associated with new build, including checking planning conditions have been fulfilled and ensuring that new build mortgage conditions are met.

Quittance Conveyancing deliver an expert assessment of the legal status of the property, scrutinising contract concerns like onerous leasehold conditions and an assessment of other risks, such as flood risk.

Greater Manchester Conservation areas

If you are buying a property in a conservation area in Hindley, the property will need to meet any conservation area conditions. These building controls can include anything from restrictions affecting frontal additions to the property such as a porch, to restrictions on the use of cladding.

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

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

Conveyancing - Selling a property in Hindley

The legal work involved in a house sale is less difficult than for a property purchase. With a purchase, the principle of 'buyer beware' means that the onus is on the buyer to confirm that the property they are purchasing does not have any legal issues.

On the other hand, when selling, conveyancing solicitors in Hindley acting for the person selling only need to answer the buyer's solicitor's questions.

What could jeopardise your property sale?

Common issues, like problems with a party wall agreement or previous or historic subsidence, can significantly delay the sale process if not handled appropriately.

It is generally recommended for vendors to tackle these issues head on.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is quite a lot more time-consuming compared to a freehold house.

Conveyancing solicitors in Hindley will also perform extra work, which could include requesting the latest service charge and ground rent statement, through to any information about regulations affecting the property that are not in the lease.

It is recommended that the seller instructs a leasehold-specialist lawyer as early as possible to avoid undue delays.

What if you are already acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, SRA rules prevent the same solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a Hindley property, and a Quittance solicitor is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Hindley to undertake your legal work.

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Conveyancing - Remortgaging a property in Hindley

Securing a lower interest rate is the main reason that people remortgage. There are other reasons, including moving to an offset mortgage, or funding a one-off purchase.

You can appreciate the benefits of a better rate sooner with a more proactive conveyancing solicitor in Hindley, minimising the time taken to complete the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when securing your preferred rate.

The property lawyer carrying out your remortgage should also be able to act for your preferred lender. Our conveyancing team are on all major lenders' panels, so whether you are changing to a tracker with Bradford & Bingley or to a long-term fixed mortgage with the Allied Irish Bank, we can help.

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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