Updated: October 12, 2018

Horwich conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Horwich

Conveyancing solicitor fees will be paid to your Horwich conveyancing solicitor for carrying out the legal work for a property transaction.

How are Horwich conveyancing fees calculated?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Horwich who carry out the legal work on an hourly-rate basis. Your quote will explain what you will pay when your sale or purchase completes.

What are disbursements?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as bankruptcy searches or managing agent information.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Horwich cost?

While conveyancing fees in Horwich will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. transport searches, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Horwich

As a key part of the conveyancing for a homebuyer, a conveyancing solicitor in Horwich will carry out due diligence on the title of the property and report back to the buyer and the lender.

The buyer's lawyer will offer suggestions and advice after making their enquiries, assist in resolving any issues and ensure the title is transferred to the new owner.

This part of the article examines those residential property types that may be of concern to buyers searching for conveyancing solicitors in Horwich.

Your Horwich conveyancing solicitor must be lender-approved

Before you select a Horwich conveyancing solicitor, it is essential that you check that they can represent your lender, whether you are obtaining a mortgage from the Co-operative Bank, the Dudley Building Society or any other lender.

Your lawyer may not be able to carry out the legal work for your lender, because some lenders are only prepared to work with a restricted panel of firms.

If that is the case, the lender will likely need a different solicitor firm to carry out the legal work, and you will then have to cover this alternate solicitor's fees. This can frustrate or delay the process.

Long delays can be caused by failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are on the panel of all mortgage providers.

Searches (Bolton Metropolitan Borough Council)

Searches are questions submitted to a number of authorities by Horwich conveyancing solicitors to help uncover relevant 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 highways authority search or an agricultural search, may also be recommended in the standard searches.

Property purchasers will have to endure a wait of roughly 3 weeks for Local Authority searches obtained from Bolton Metropolitan Borough Council, so your conveyancer will instead use a quicker local search agent.

Planning issues

Official Entries will also be sourced from HMLR by the buyer's conveyancing solicitor. This will help to highlight any planning issues. These issues could include a difference between the agent's floorplan and the title plan or a restrictive covenant against certain alterations.

Bolton Metropolitan Borough Council Council Tax

As a homeowner in Horwich, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Band E, for example, would owe annual council tax of £2,079.

A conveyancing solicitor in Horwich will inform a buyer of the home's tax band after this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,559.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the property is armed forces accommodation. A property constructed after 1991 is assessed by the Valuation Office Agency (VOA).

Band Bolton Metropolitan Borough Council Tax (2018)
A £1,134
B £1,323
C £1,512
D £1,701
E £2,079
F £2,457
G £2,835
H £3,402

Could I be overpaying council tax?

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

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

In the 2016/17 financial year, 50 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Horwich 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.

If the purchase price of the property you intend to buy is over the £125,000 threshold, you must pay stamp duty.

Quittance Conveyancing's investment in the latest case management system means that HMRC filing form rejections are a thing of the past.

See table below for SDLT examples for homes in Greater Manchester:

  Average sale price (2017) Stamp Duty Land Tax
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 Horwich

In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300,000. If you are buying a second home for over £40,000 then you will have to pay a 3% stamp duty surcharge. For example, if a property owner bought a second property in Horwich for the average price of £158,882 the SDLT would be £7,944.10.

Horwich conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Horwich

New build site

Recent media reports have suggested that over 100,000 UK property owners are trapped in property leases with problematic terms. The many potential traps awaiting the unsuspecting purchaser can include undisclosed major works and exponential ground rents.

Serious consequences can result from a less-experienced lawyer's bad leasehold advice.

A good conveyancing solicitor in Horwich will address aspects of leasehold, such as absent freeholders, checking the lease itself and sinking funds.

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Horwich?

New build building site

According to data gathered by the Land Registry, the average purchase price of Horwich new build homes is £268,317. 3033 new build properties were purchased in Irlam last year.

Purchasing a new build is more complex than any other type of conveyancing. To prevent difficulties arising a Horwich conveyancing solicitor must be aware of local factors and must look into numerous things, including ensuring that new build mortgage conditions are met and ensuring compliance with planning regulations.

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

Conservation areas in Lancashire

Whether you are buying a thatched cottage or a Victorian family home, if the home is in an officially designated conservation area, any planned modifications to the home may not be accepted by Bolton Metropolitan Borough Council.

Referred to as Article 4 directions, these building controls may include restrictions on the removal of chimneys, restrictions on side or 2 storey extensions or restrictions on joinery colour choices.

If a property is in breach, the owner could be instructed to pay for the property to be changed back to the state it was in before the recent alterations, 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 Horwich.

Conveyancing - Selling a property in Horwich

The conveyancing process on a sale of a home is less complicated than when buying. The buyer needs to carry out thorough due diligence on the property and its legal title. Conveyancing solicitors in Horwich acting for the seller, however, effectively just replies to the solicitor's standard and additional enquiries.

Factors that could delay or endanger the conveyancing process

A house or flat can be burdened by numerous potential complications (for example issues with neighbours' rights over the property or Japanese Knotweed) that can derail the sale conveyancing process.

Property specialists will generally recommend to vendors that they handle these issues without delay.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat (leasehold houses are rare) is much more involved than for a freehold house.

Conveyancing solicitors in Horwich will also need to carry out additional work, which could include obtaining managing agent information, through to information about any reserve fund that may be held.

It is usually counter-productive to hold off instructing a conveyancer as soon as an estate agent is chosen to mitigate (somewhat inevitable) leasehold delays.

Can Quittance conveyancers act for both parties?

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

If you are buying or selling a Horwich property, and one of our conveyancing solicitors is acting for the other side, you could instruct a property solicitor firm in Horwich to undertake your conveyancing.

Local Horwich conveyancing solicitor directory

  • Russell & Russell, 21 Lee Lane, Horwich, Bolton, Lancashire, BL6 7BP
  • Winder Taylor Smith, 139 Church Street, Horwich, Bolton, Lancashire, BL6 7BR
  • Stephensons Solicitors LLP, First Floor, Sefton House, Northgate Close, Horwich, Bolton, Lancashire, BL6 6PQ
  • Keoghs LLP, Macron Stadium, Burnden Way, Horwich, Bolton, Lancashire, BL6 6JW

Conveyancing - Remortgaging a property in Horwich

Although there are many reasons to remortgage, homeowners will generally remortgage a home to lower their monthly repayments.

You can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Horwich. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a critical factor in securing your preferred rate.

In order to ensure that the lender's interests are protected, the property lawyer handling your remortgage will need to act for both you and the mortgage provider.

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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