Award-winning No Move, No Fee conveyancing for Hoylake home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Hoylake, Quittance Conveyancing's no sale, no fee property lawyers are here to help.
We prioritise proactive communication to keep you updated 24/7 and our 100% fixed conveyancing fees service means no hidden extras.
In the event that your sale or purchase does not proceed our no move no fee guarantee means you won't incur any conveyancing solicitors' legal fees.
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Hoylake's most communicative conveyancing service
According to a home owner poll conducted by the Law Society, nearly half of the people asked suggested that poor communication drew-out the moving process.
The Law Society's CQS client charter prioritises improving conveyancing solicitor communication.
Nevertheless, a survey carried out by the Conveyancing Association of 1,500 people ascertained 46% of respondents believed that their transaction would have completed sooner with more effective communication.
Our Hoylake conveyancing solicitors aim to deliver to you a proactive and informative property legal service 7 days a week, using your preferred contact method:
- Lowest Hoylake conveyancing solicitors fees
- Frequent updates via your chosen method (including SMS, phone and email)
- Access to your complete case online
- Your dedicated lawyer's personal extension numbers
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open Saturdays
Updated: October 12, 2018
Hoylake conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Hoylake
Conveyancing solicitor fees are what you pay conveyancing solicitors in Hoylake for the legal work for a home sale or purchase.
How are Hoylake conveyancing fees calculated?
Some conveyancing solicitors in Hoylake offer services on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden costs. Your quote explains all fees and other costs you will be charged when your sale or purchase completes.
Are there any other costs?
You will need to budget for 'disbursements', in addition to the legal fees.
Disbursements are the costs incurred by the solicitor on your behalf. These include costs like landlord's notice fees or local authority searches.
How much will the total Hoylake solicitor conveyancing fees be?
Although conveyancing fees in Hoylake will be the same as anywhere else in the country, 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.
There are no hidden costs or nasty surprises with Quittance Conveyancing. For a standard home 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
Conveyancing - Buying a property in Hoylake
As a key part of the conveyancing for a home purchase, the conveyancing solicitor in Hoylake will carry out due diligence on the property's title and make their "report on title".
Once their enquiries are complete the conveyancer will offer suggestions and advice and will offer practical solutions and register the title in the new owner's name.
The content below considers those parts of the buying process for conveyancing solicitors in Hoylake that require specialist knowledge.
Your Hoylake conveyancing solicitor must be lender-approved
Whether you are taking out a mortgage from Hampden & Co, NatWest or any other lender, before selecting a Hoylake conveyancing solicitor it is very important that you make sure that they are approved by your chosen lender.
Most mortgage lenders are only prepared to work with a select panel of solicitors or licensed conveyancers. If your solicitor can't act for your chosen lender, the lender will likely need a different legal firm to carry out the legal work.
The purchaser will then have to cover this substitute solicitor's fees and the conveyancing process could take much longer.
Quittance Conveyancing can carry out the legal work for all major and minor banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Wigan Metropolitan Borough Council searches
Searches are submitted by Hoylake conveyancing solicitors to help spot problems that might impact how much the property you intend to buy will be worth.
Lenders also need searches to be submitted. These include:
|Local Authority (LA) 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.|
|Environmental search||shows risks within 500 metres of the property, such as toxic chemicals in the land|
|Drainage & Water search||identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.|
|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.|
Your lawyer will tell you if your mortgage lender wants any further searches, such as a highways search or a disadvantaged area search.
The approximate delivery time for LA searches ordered from Wigan Metropolitan Borough Council is 4 weeks. As a result, quicker regulated searches will be recommended.
Your conveyancing solicitor also retrieves an Official Copy of the Title Register from the Land Registry. This helps to find any planning issues, for example discrepancies between the property boundaries and the title plan or the breach of a restrictive covenant.
Wirral Metropolitan Borough Council Tax
The council tax paid by a homeowner is based on various factors which include the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,541.
Hoylake conveyancing solicitors will inform a buyer of the home's tax band after this is confirmed by the searches.
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 £1,156.
Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'. The Valuation Office Agency (VOA) assess council tax bands for new build homes, and where the owner has requested a revaluation.
|Band||Wirral Metropolitan Borough Tax (2018)|
Is your new home in the wrong band?
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:
Valuation Office Agency
Stamp Duty on Hoylake properties
It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.When purchasing a home, SDLT will probably need to be paid if the property is valued at over £125k.
Quittance Conveyancing is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.
See Stamp Duty Land Tax examples for homes in Merseyside:
|Average selling price (February 2018)||Stamp Duty|
|Average price (detached)||£316,698||£5,834.90|
|Average new build||£93,743||£0.00|
Stamp duty relief for first-time buyers in Hoylake
As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following the autumn budget statement, second home buyers have had to pay a stamp duty surcharge of 3%. Therefore, if a homeowner in Hoylake bought a second home for the average price of £160,097 the SDLT would be £8,004.85.
Conveyancing solicitors in Hoylake should ensure the correct tax is paid.
Buying a flat? Leasehold conveyancing in Hoylake
Recent media reports have suggested that more than of 100,000 UK property owners are trapped by property leases with problematic conditions. The many potential complications lying in wait for an uninformed buyer could include ground rent multipliers and onerous clauses in the lease.
If you intend to buy a house or flat with a lease, a specialist conveyancing solicitor in Hoylake will investigate aspects of the leasehold purchase, e.g. understanding regional and era-specific nuances of leases, managing agent or landlord enquiries and service charge records from the last three years.
Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Hoylake?
The average sale price of a new build in Hoylake is £165,821. 102 brand new homes have been bought in Hoylake in 2018 so far.
The legal side of purchasing a new build requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Hoylake must be mindful of local Hoylake issues and needs to consider a range of factors, like dealing with failures to arrange warranty provider inspections and administering Help to Buy purchases.
With Quittance Conveyancing, you will get a specialist assessment of the legal title of the house or apartment, whilst being mindful of considerations like the home's future mortgageability and sharply increasing ground rent and service charges (where applicable).
Merseyside Conservation areas
Whether you are intending to buy a period coach house or a Victorian detached house, if the house is in a designated conservation area, any planned modifications to the house may not be permitted by Wirral Metropolitan Borough.
Called Article 4 directions, these conditions could include:
- Possible restrictions on solar panel positioning
- Restrictions on the use of external insulation
- Limits on extensions (even if within Permitted Development rights)
If a property is in breach, the owner could be legally required to pay for the property to be changed back to the state it was in before the recent alterations, even if the previous owner carried out the alterations.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Hoylake.
Conveyancing - Selling a property in Hoylake
The conveyancing process on a sale of a house or flat is simpler than when purchasing. When property changes hands, caveat-emptor' means that the onus lies with the purchaser to determine whether the property is legally sound.
With a sale, conveyancing solicitors in Hoylake acting for the current owner just answer questions set by the buyer's conveyancing solicitor.
What could go wrong?
Issues, like where the property differs from the title plan, can significantly derail a sale if not handled appropriately.
Don't bury your head and hope the buyer's solicitor won't notice. Instead, you should get professional advice and tackle it as early as possible.
- Boundary disputes - what to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
The conveyancing process for a leasehold flat (houses are rarely leasehold) is much more technical than for a freehold house.
Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Hoylake, which could include requesting the latest service charge and ground rent statement or details of any deed of variation.
To speed up the leasehold conveyancing process, it is strongly advised that the seller instructs a leasehold-specialist lawyer as soon as the decision is made to sell.
Can Quittance conveyancers act for the buyer and the seller in one transaction?
CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA rules prevent the same solicitor from acting on both sides in a house sale.
You can contact a local Hoylake conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.
Local Hoylake conveyancing solicitor directory
- A Halsall & Co, 23 Market Street, Hoylake, Merseyside, CH47 2BG
- Kirwans, 236-238 Hoylake Road, Moreton, Wirral, Merseyside, CH46 6AD
Conveyancing - Remortgaging a property in Hoylake
Saving money on a better rate of interest is usually the main reason why people decide to remortgage. There are other reasons, for example getting on to a new fixed-rate deal, or releasing capital to pay off other debts.
A proactive conveyancing solicitor in Hoylake can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a crucial factor in getting on to the rate you want.
The property lawyer will act for both you and your new bank or building society, in order to ensure the lender's interests are protected.
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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