Updated: October 12, 2018

Hyde conveyancing solicitor fees

No Move, No Fee conveyancing in Hyde

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Hyde for the legal work associated with buying or selling a property.

Do Hyde conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Hyde offer services on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.

What are disbursements?

On top of the conveyancing 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. These include costs like leasehold information packs or local authority searches.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Hyde cost?

Although conveyancing fees in Hyde will be the same as anywhere else in the country, the disbursements required can vary. As examples, council search fees will vary and additional region-specific searches, e.g. a flood plain search, may be needed.

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

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

Conveyancing - Buying a property in Hyde

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to the buyer.

It remains, however, the duty of the conveyancing solicitor in Hyde to make enquiries about the property, report back in detail to the buyer and the lender, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.

This section discusses those parts of the buying process for conveyancing solicitors in Hyde where greater expertise is needed.

Your Hyde conveyancing solicitor must be lender-approved

Before instructing a Hyde conveyancing solicitor, you must confirm that they can act in the interests of your lender, whether you are obtaining a mortgage from the Monmouthshire Building Society, Allied Irish Bank or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders only accept a selected list (known as a 'panel') of legal firms that have achieved certain benchmarks.

If this is the case, the lender will require a different solicitor firm to complete the legal work, and you will be expected to pay this alternate lawyer's fees. This can push back the completion date of the purchase.

The conveyancing process could be jeopardised by failing to confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act for all lenders.

Conveyancing Searches (Tameside Metropolitan Borough Council)

Residential property searches are questions submitted to public bodies by Hyde conveyancing solicitors to give details about the property being purchased.

Mortgage lenders also need conveyancing search packs to be carried out. These include:

Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Chancel repair liabilitythere is a risk that some Hyde properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

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

Purchasers should anticipate a wait of roughly 5 weeks for Residential property searches obtained from Tameside Metropolitan Borough Council. As a result, quicker regulated searches will be recommended.

Planning permissions

The buyer's conveyancing solicitor will source office copies from the Land Registry. This will help to reveal any potential issues. Examples of these include neighbours' rights of access or outbuildings lying outside the boundary.

Tameside Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Hyde will pay to Tameside Metropolitan Borough Council will depend on the property's value and the number of residents. For example, for an average Valuation Band D property in Hyde, the amount payable would be £1,656 per year.

Hyde conveyancing solicitors will inform the buyer of the home'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 £1,242.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is armed forces accommodation.

Band Tameside Metropolitan Borough Council Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,024
F £2,392
G £2,760
H £3,311

Can I dispute my council tax rate?

To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

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.

Stamp Duty on Hyde properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

HM Revenue & Customs rejections are avoided using the latest legal case management system.

See table below for SDLT examples for homes in Hyde:

  Average sale price (2017) Stamp Duty Land Tax
Average price £166,082 £821.64
Average price (detached) £322,749 £6,137.45
Average new build £278,130 £3,906.50
If you are buying a second home for over £40,000 then you will have to pay a 3% SDLT surcharge. E.g. if a second property was bought for £166,082 then the stamp duty including the surcharge would be £8,304.10. .

Stamp duty relief for first-time buyers in Hyde

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

Hyde conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Hyde

New build site

It is estimated that over 100,000 UK property owners have leases with unreasonable terms. There are any number of legal technicalities that could be lying in wait for the unsuspecting buyer, such as reversionary interests and increasing ground rents.

Misguided leasehold advice, from a conveyancing solicitor lacking in specialist knowledge, could have costly, long-term consequences.

A experienced conveyancing solicitor in Hyde will address aspects of leasehold, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • annual statements of account and budgets for service charges
  • dealing with freeholders and managing agents
  • changes to the terms of the lease

Our specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Hyde?

Building site

2 brand new homes have been bought in Hyde in 2018 so far, according to HM Land Registry. The average value of new builds in Hyde is £249,995.

The legal side of buying a new build property is frequently more involved than other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Hyde must be conscious of local factors and should check numerous things, e.g. dealing with delays associated with off-plan and checking that any contracts allow for future 'common parts' maintenance.

Our new build conveyancing department will provide an expert assessment of the legal title of the property, paying close attention to issues ranging from the home's subsequent mortgageability to potential freehold acquisition traps.

Conservation areas in Greater Manchester

Whether you are planning to buy a character cottage or a Victorian terraced house, if the home is in a conservation area, any planned modifications to the home might not be permitted by Tameside Metropolitan Borough Council.

Referred to as Article 4 directions, these restrictions could include restrictions on the removal of front boundary walls, restrictions on the erection of outbuildings or restrictions on the use of cladding.

If a property is in breach, the local authority could order you (as the new owner) to pay for returning the property to a compliant state, even if the previous owner carried out the alterations.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Hyde's conservation areas.

Conveyancing - Selling a property in Hyde

The legal work involved in a sale of a house or flat is generally simpler than when purchasing. The purchaser must carry out extensive research on the home, whereas conveyancing solicitors in Hyde acting for the seller simply collates requested paperwork (e.g. warranties and certificates) and responds to enquiries made by the buyer's solicitor .

What proactive steps can you take to minimise the risk of your sale falling through?

Issues, such as restrictions on how you can use the property, have the capacity to delay a sale if left unresolved.

It is best not to procrastinate and hope any such problems will go away. Instead, you should talk to a professional and attempt to resolve it as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat (leasehold houses are rare) is much more specialised compared to a freehold house.

Hyde conveyancing solicitors will also need to carry out additional work, for example getting the latest service charge accounts, through to details of any disputes with the current leaseholder.

So as to resolve any leasehold-related delays sooner, it is recommended that the seller instruct a property lawyer as early in the process as possible, and preferably before going on the market,.

Can your conveyancing solicitors act for both parties?

Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from acting on both sides in a house sale. However, a CLC-regulated conveyancer, can act for both parties.

You could contact a law firm in Hyde to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.


Conveyancing - Remortgaging a property in Hyde

The most common reason people remortgage a home is to lower their monthly repayments. Other reasons to switch lenders or mortgage deals include moving to an offset mortgage, or releasing equity.

An efficient conveyancing solicitor in Hyde can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer conducting the legal work needs to be able to act for your chosen bank or building society. Our conveyancing team are panel members of all major banks and building societies, so whether you are switching to a variable-rate with the Bank of Scotland or to a repayment mortgage with the Chelsea Building Society, 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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