Updated: October 12, 2018

Kirkby conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Kirkby

Conveyancing solicitor fees are paid your Kirkby conveyancing solicitor for the legal work associated with buying or selling a property.

Do Kirkby conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Kirkby will work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

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 identity verification checks or Stamp Duty Land Tax (SDLT).

See: Complete list of conveyancing fees and disbursements

How much will the total Kirkby solicitor conveyancing fees be?

Kirkby conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, such as a mining search, may be necessary and Local Authority (LA) Search fees will vary.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Kirkby

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, the buyer still will need to investigate the house or flat they plan to buy.

A conveyancing solicitor in Kirkby will make recommendations following their enquiries, iron out any legal issues and make sure that the title is registered in the name of the new buyer.

The content below offers assistance for buyers who want conveyancing solicitors in Kirkby.

Your Kirkby conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a financial institution like the Dudley Building Society, to a major lender such as TSB. Before instructing a conveyancing solicitor in Kirkby, whoever you choose, it is critical that you make sure that they can represent your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies are only happy to work with a restricted group of legal firms.

If this is the case, the lender will require a second law firm to complete the legal work, and you will usually need to pay this alternate solicitor's fees. Handling paperwork and correspondence with this additional party can delay the process.

Not checking the lender panel status of your conveyancing lawyer could result in serious delays.

Quittance Conveyancing can act on behalf of all banks and other lenders.

Knowsley Metropolitan Borough Council searches

Residential property searches are applied for by Kirkby conveyancing solicitors in order to identify problems that could possibly compromise how much the property you are buying is worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your mortgage lender requires any further searches, such as a Crossrail search or a ground stability report.

Buyers should expect to wait approximately 6 weeks for Residential property searches provided by Knowsley Metropolitan Borough Council. Your solicitor will instead apply for personal searches, which are usually faster.

Ensuring planning permission is in place

Office copies will also be obtained from HM Land Registry by the buyer's conveyancing solicitor, helping to identify any planning issues, for example errors on the title plan or a restrictive covenant against certain alterations.

Knowsley Metropolitan Borough Council Tax

The council tax paid by a homeowner is based on a number of criteria e.g. the number of people living at the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance for an average Valuation Band B house in Kirkby, the amount due would be £1,345.

Kirkby conveyancing solicitors will inform the purchaser of the home's council tax band once they are themselves notified.

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 £1,008.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the home is left unoccupied by a student. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band Knowsley Metropolitan Borough Tax (2018)
A £1,152
B £1,345
C £1,537
D £1,729
E £2,113
F £2,497
G £2,881
H £3,457

Are you paying more than you should?

The Valuation Office Agency 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
Redgrave Court
Merton Road
L20 7HS

Stamp Duty on Kirkby properties

SDLT is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay stamp duty.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use legal case management system to ensure that SDLT is paid immediately after completion.

The following table illustrates stamp duty examples for typical properties in Merseyside:

  Average selling price (2018 to date) SDLT
Average price £163,529 £770.58
Average price (detached) £306,032 £5,301.60
Average new build £165,821 £816.42
Homeowners must pay a higher rate of SDLT for the purchase of a second home. For example, if a homeowner bought a second home in Kirkby for the average price of £163,529 the SDLT would be £8,176.45.

Stamp duty relief for first-time buyers in Kirkby

First-time buyer stamp duty relief is available on property purchases below £300k.

Kirkby conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Kirkby

New build site

It is risky to purchase a leasehold house or flat if you are unaware of the implications. Unreasonable ground rents, onerous clauses in the lease and undisclosed major works are only some of the many potential difficulties lying in wait for an uninformed purchaser.

Severe consequences can result from an inexperienced conveyancing solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A experienced conveyancing solicitor in Kirkby will address aspects of leasehold, including :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charges for relevant date periods
  • dealing with freeholders
  • unexpired lease terms

Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Kirkby?

House under construction

The average price for Kirkby new builds is £165,821. 102 new build homes have been bought in Kirkby in 2018 so far.

A new-build conveyancing solicitor in Kirkby needs to be conscious of regional considerations and new build-specific issues, like checking planning conditions have been fulfilled and checking the suitability of new build insurance.

Our team of conveyancers specialise in working to tight developer deadlines and new build purchases.

Merseyside Conservation areas

When acting for the purchaser of a property in Kirkby, a conveyancing solicitor will check if the house is in a conservation area in Kirkby. If it is, the home could be affected by specific restrictions. Referred to as Article 4 directions, these restrictions may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, 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 Kirkby's conservation areas.

Conveyancing - Selling a property in Kirkby

The legal work involved in a house sale is less demanding than for a property purchase. The buyer's solicitor undertakes a detailed legal assessment on the legal title of your home. Conveyancing solicitors in Kirkby acting for the seller effectively just replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

A property will frequently have possible issues (such as tree preservation orders or a boundary dispute) which could protract or even derail the conveyancing process.

Don't bury your head in the sand and hope any such problems will go away - a better course of action will be to get professional advice and work to resolve it ASAP.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is significantly more difficult than for a freehold property.

Kirkby conveyancing solicitors will also need to carry out additional work, which could include getting the latest service charge and ground rent statement, through to any information about regulations affecting the property that are not in the lease.

To accelerate the handling of the leasehold work, it is highly recommended that the vendor contacts a property lawyer with leasehold experience as early as possible.

What if you are acting for the other side?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a home in Kirkby, and one of our conveyancing solicitors is acting for the other side, you can contact a local Kirkby conveyancing solicitor firm to carry out your legal work.


Conveyancing - Remortgaging a property in Kirkby

By far the most common reason homeowners remortgage a home is to secure a better rate of interest. Other reasons to think about remortgaging include fixing the mortgage on a new discounted rate, or releasing funds to help pay for home improvements.

Homeowners can enjoy the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Kirkby. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

So that they can make sure that the parties' interests are protected, a property lawyer will act for both you and the bank or building society.

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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