Updated: October 12, 2018

Knutsford conveyancing solicitor fees

No Move, No Fee conveyancing in Knutsford

Conveyancing solicitor fees are the costs you pay your Knutsford conveyancing solicitor for carrying out the legal work for a property transaction.

How are Knutsford conveyancing fees calculated?

Some conveyancing solicitors in Knutsford offer services on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your quote explains exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as identity verification checks or Land Registry fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Knutsford solicitor conveyancing fees be?

Conveyancing solicitor fees in Knutsford will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, additional region-specific searches, such as a commons registration search, may be needed and council search fees will vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Knutsford

As a key part of the legal work for a property buyer, a Knutsford conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.

Following their enquiries the conveyancer will make recommendations and will iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

This article discusses those areas of the buying process for conveyancing solicitors in Knutsford where greater expertise is needed.

Your Knutsford conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Allied Irish Bank or a niche lender such as the Swansea Building Society, before you choose a Knutsford conveyancing solicitor you need to check that they can act in the interests of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies only accept a restricted list (called a 'lender panel') of law firms that meet stringent criteria.

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

Significant delays can result from failing to confirm your conveyancing lawyer's lender panel status.

Our solicitors can carry out the legal work for all major and minor banks and other lenders.

Searches (Cheshire East Council)

Property searches will be applied for by Knutsford conveyancing solicitors to help to identify planning, development and environmental issues that might potentially affect how much your house or flat will be worth.

Searches are carried out primarily to satisfy lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be told if your chosen lender wants any more searches, for example a more detailed flood report or a Forestry Commission search.

Cheshire East Council has an average turnaround time of 4 weeks for property searches, so faster personal (as opposed to official) searches will be recommended.

Planning issues

The buyer's conveyancing solicitor will source official entries from the Land Registry, helping to identify potential planning issues. Examples of these include rights or restrictions on how the property may be used or discrepancies between the property boundaries and the title plan.

Cheshire East Council Council Tax

The amount of council tax a homeowner in Knutsford will pay to Cheshire East Council will depend on the property's value and the number of residents. The occupier of a property in Tax Band B, for example, would owe annual council tax of £1,327.

Knutsford conveyancing solicitors will inform a buyer of the property's tax band once they are made aware.

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 £995.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or where the property is occupied solely by students. More recently-built property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Cheshire East Council Tax (2018)
A £1,138
B £1,327
C £1,517
D £1,706
E £2,085
F £2,465
G £2,844
H £3,413

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 120 council tax challenges were made. 50 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
2nd Floor
Wellington House
38-44 Delamere St
Crewe
CW1 2LQ
Cheshire

Stamp Duty on Knutsford properties

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

The current SDLT threshold for residential properties is £125,000.

Quittance Conveyancing's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

This table sets out stamp duty for property in Knutsford:

  Average sale price (2017) Stamp Duty Land Tax
Average price £436,657 £11,832.85
Average price (detached) £617,256 £20,862.80
Average new build £307,319 £5,365.95

Stamp duty relief for first-time buyers in Knutsford

Relief is available on home purchases below £300,000 for first-time buyers. Higher rates of SDLT apply to buyers of second home in the form of a higher SDLT rate of 3%. E.g. if a second property was bought for £436,657 then the SDLT including the surcharge would be £34,932.56. .

Conveyancing solicitors in Knutsford should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Knutsford

New build site

The drawbacks associated with purchasing a leasehold property remain of serious concern. The numerous common problems awaiting the unsuspecting buyer include increasing ground rents, unreasonable lease extension premiums and sinking fund issues.

Incomplete leasehold information, delivered by a property lawyer with little specialist experience, could have serious financial consequences.

A good conveyancing solicitor in Knutsford will address aspects of leasehold, such as dealing with landlords, reviewing the lease and share of freehold complexity.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Knutsford?

House under construction

The average price for Knutsford new build homes is £307,319, (HM Land Registry data). 16 new build houses and flats were purchased in Knutsford last year.

Acquiring a new build property is frequently more involved than other types of conveyancing. To prevent difficulties arising a Knutsford conveyancing solicitor needs to be aware of local Knutsford issues and will need to report to clients on a number of issues, such as handling reservation fees and investigating issues with drains and roads that serve the property.

Our specialist team of new build conveyancers deliver an expert assessment of the legal title of the house or apartment, paying close attention to issues like the home's subsequent mortgageability and excessive ground rent and service charges (where applicable).

Conservation areas in Cheshire

Your conveyancing solicitor will need to confirm if the property you are buying is in one of Knutsford's conservation areas. If it is, the home will be affected by certain restrictions. These constraints, called Article 4 Directions, can include restrictions on replacing windows, restrictions on the display of advertisements or restrictions on the erection of outbuildings.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Knutsford.

Conveyancing - Selling a property in Knutsford

Conveyancing for a sale of a house or flat is less complicated than for a purchase. The purchaser carries out due diligence into the property and its legal title. In contrast, conveyancing solicitors in Knutsford acting for the vendor merely replies to the solicitor's standard and additional enquiries.

What can sellers do to give yourself the best chances of success?

Properties will often come with a series of complex issues (for example excessive ground rent or not being connected to the water mains) that have the capacity to delay the conveyancing process for weeks (or more).

Property experts will almost always suggest that sellers address such issues immediately.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is significantly more technical compared to a freehold house.

Knutsford conveyancing solicitors must usually carry out further legal work, such as sourcing all relevant freeholder information, through to the memorandum of articles of association (if applicable).

Experienced sellers will get a conveyancer as soon as possible, ideally before putting the property on the market, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.

What if Quittance is already acting for the other side?

SRA regulations restrict the same conveyancing solicitor from acting on both sides in a property sale. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

You could contact a local Knutsford conveyancing solicitor firm to handle your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Knutsford conveyancing solicitor directory

  • Ht Legal Limited, Preference House, 101 King Street, Knutsford, Cheshire, WA16 6EQ
  • John Fletcher Solicitors Limited, 31 King Street, Knutsford, Cheshire, WA16 6DW
  • Chafes Hague Lambert LLP, 131 King Street, Knutsford, Cheshire, WA16 6EJ
  • Gladstones Solicitors Limited, The Terrace, High Legh Park, Warrington Road, High Legh, Knutsford, Cheshire, WA16 6AA

Conveyancing - Remortgaging a property in Knutsford

Securing a better rate of interest is the main reason that people change lenders. There are other reasons, including releasing equity, or the current mortgage deal coming to an end.

Homeowners can benefit from a better rate earlier by using a more proactive conveyancing solicitor in Knutsford. They will work to reduce the processing time of the conveyancing. With the future of interest rates unclear, fast conveyancing can play a key role in getting the mortgage rate you want.

It is vital that the property lawyer undertaking the legal work can represent your chosen bank or building society. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are changing to a tracker with the Bank of Scotland or to a fixed-rate mortgage with the Allied Irish Bank, our remortgage specialists 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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