Updated: October 12, 2018

Irlam conveyancing solicitor fees

No Move, No Fee conveyancing in Irlam

Conveyancing solicitor fees will be paid to your Irlam conveyancing solicitor for the legal work associated with moving home.

Do Irlam conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Irlam will work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on a fixed No Sale, No Fee basis, with no hidden fees. Your quote will set out what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as managing agent information or Stamp Duty Land Tax.

See: A guide to all conveyancing fees

How much will conveyancing in Irlam cost in total?

While conveyancing fees in Irlam will be the same as anywhere else in the UK, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, such as utilities searches, may be necessary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Irlam

The conveyancing for a property buyer will require the Irlam conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title (e.g. grant of reservation of rights) to factors affecting the mortgageability (e.g. a short lease).

The solicitor will report their findings back to the buyer and their lender, make practical suggestions and register the new owner's title at the Land Registry.

This section discusses those areas of the buying process for conveyancing solicitors in Irlam where additional expertise is important.

Your Irlam conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like the Barnsley Building Society or a major lender such as Lloyds Bank, before you select a Irlam conveyancing solicitor it is vital that you check that they can act for your chosen lender.

A lot of lenders are only prepared to work with a restricted group of legal firms that pass strict selection criteria. If a conveyancer is not on the panel of your chosen lender, the lender will probably require a different firm to carry out the legal work.

The purchaser will be expected to pay this alternate solicitor's fees and significant delays to your move could occur.

Failing to confirm the lender panel status of your property lawyer could mean significant delays.

Quittance Conveyancing are approved members of all lender panels.

Searches (Salford City Council)

Searches are questions submitted to a number of authorities by Irlam conveyancing solicitors to identify issues affecting your planned purchase.

Lenders also expect conveyancing search packs to be applied for. Required searches will 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 whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be made aware if your lender requires any more searches, e.g. a Crossrail search or an agricultural search.

Salford City Council has an approximate lead time of 4 weeks for searches, so your lawyer will advise using faster personal searches.

Ensuring planning permission is in place

Office copies will also be obtained from the Land Registry by the conveyancing solicitor acting for the purchaser, assisting with the identification of any issues, for example limits on the development of the property or a difference between the agent's floorplan and the title plan.

Salford City Council Council Tax

The amount of council tax a homeowner in Irlam will pay to Salford City Council will depend on the property's value and the number of residents. E.g. the occupier of a Valuation Band E residential property in the Salford City Council area would pay annual council tax of £2,150.

Conveyancing solicitors in Irlam will inform the buyer of the property's 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 (25%) would reduce the tax due to £1,612.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or properties awaiting grant of probate. Homes built after 1991 are assigned a band by the Valuation Office Agency (VOA).

Band Salford City Council Tax (2018)
A £1,173
B £1,368
C £1,564
D £1,759
E £2,150
F £2,541
G £2,932
H £3,518

Can I dispute my band?

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

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made, of which 30 were upheld and the tax was reduced.

Stamp Duty on Irlam properties

If your home costs more than £125k then you will have to pay Stamp Duty Land Tax. Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

Quittance's case management software integrates with online SDLT filing systems to ensure that the Stamp Duty Land Tax is paid in full quickly and accurately.

See stamp duty examples for properties 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 Irlam

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Homeowners must pay a higher rate of SDLT when buying a second property. So if a second property was bought for £158,882 then the stamp duty total will be £7,944.10.

Irlam conveyancing solicitors will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Irlam

New build site

It is not recommended to buy a leasehold property without knowing what you are getting into. Ground rent multipliers, onerous covenants and absent freeholders are but a few of the many common complications awaiting the unsuspecting purchaser.

Serious financial ramifications can result from a solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Irlam will consider potential leasehold issues, such as :

  • reviewing the lease itself (many leases are decades old)
  • absent freeholders
  • any recent demands for service charges and ground rent
  • freeholder granted consents under the lease
  • residents? management company

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact our specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Irlam?

House under construction

The average price for new build homes in Irlam is £268,317, according to information compiled by HMLR. 3033 newly-constructed homes were purchased in Little Lever last year.

The legal work for purchasing a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a Irlam conveyancing solicitor must be aware of local Irlam factors and must consider a range of factors, such as dealing with fast exchange timeframes and ensuring new estate roads are adopted.

Our new build conveyancing team are specialists in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

Conservation areas in Greater Manchester

If you are purchasing a residential property in a conservation area in Irlam, the property must not breach any conservation area constraints. These restrictions may include:

  • Restrictions on painting external walls
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

If a property is in breach, you could be legally required (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 address whether your planned purchase is located one of Irlam's conservation areas.

Conveyancing - Selling a property in Irlam

The conveyancing process on a property sale is much simpler than for a purchase. The buyer's conveyancing solicitor has to carry out due diligence on your home, whereas conveyancing solicitors in Irlam acting for the vendor essentially just answers the buyer's questions.

What could go wrong?

Obstacles, like not having a building regulations completion certificate or issues with neighbours' rights over the property, have the potential to endanger your home move if ignored.

It is usually a good idea that vendors handle such issues as soon as they come to light.

Useful reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is much more time-consuming than for a more straightforward freehold house.

Conveyancing solicitors in Irlam will also carry out additional work, and this could include asking for the latest service charge accounts, through to ascertaining if a license to assign is required.

To accelerate the handling of the leasehold work, it is highly recommended that you contact a leasehold expert as early in the process as possible, and ideally before going on the market,.

Can your conveyancing solicitors act for the buyer and the seller of the same home?

SRA rules prevent the same solicitor from acting on both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

If you are buying or selling a property in Irlam, and a Quittance conveyancer is doing the legal work for the other side, you could instruct a property solicitor firm in Irlam to carry out your legal work.

Local Irlam conveyancing solicitor directory

  • Bannister Preston Solicitors LLP, 180 Liverpool Road, Irlam, Manchester, M44 6FE
  • Law and Lawyers Ltd, 106 Irlam Road, Flixton, Manchester, M41 6JT
  • Ogden Lyles & Fox, 563 Liverpool Road, Irlam, Manchester, Lancashire, M44 5BE

Conveyancing - Remortgaging a property in Irlam

People remortgage for a number of reasons, including wanting to borrow more, or getting onto a longer fixed-rate term. The main reason, however, is to reduce the monthly repayments.

Homeowners can appreciate the benefits of a lower rate faster by using a more efficient conveyancing solicitor in Irlam, accelerating the time taken to complete the process. With rate rises hard to predict, fast conveyancing can be a contributing factor to securing your preferred rate.

So that they can make sure that the interests of the lender are protected, the property lawyer handling your remortgage will need to act for both you and your new lender.

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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