Updated: October 12, 2018

Leigh conveyancing solicitor fees

No Move, No Fee conveyancing in Leigh

Conveyancing solicitor fees will be paid to conveyancing solicitors in Leigh for the legal work involved in moving home.

Do Leigh conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Leigh who will work on a fees per hour basis. Your quote will explain what fees you will need to pay when your sale or purchase goes through.

What are disbursements?

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

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like bankruptcy checks or office copies.

See: How much should conveyancing fees cost?

How much will the total Leigh solicitor conveyancing fees be?

Conveyancing fees in Leigh should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, e.g. utilities searches, may be necessary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. 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 Leigh

"Caveat emptor", or "buyer beware", was a fundamental principle of English property law. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and a purchaser must still investigate the house or flat they plan to buy.

The Leigh conveyancing solicitor will offer suggestions and advice following their enquiries, offer practical solutions and register the title in the new owner's name.

This article provides advice for people looking for conveyancing solicitors in Leigh for a purchase.

Your Leigh conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Santander, the Tipton & Coseley Building Society or any other lender, before you appoint a conveyancing solicitor in Leigh it is essential that you check that they are on the approved panel of your mortgage lender.

The majority of banks and building societies are only happy to work with a restricted panel of legal practices that meet stringent standards. If your solicitor is unable to act for your mortgage lender, the lender will require an alternative solicitor firm to act in their interests.

The home buyer will be expected to pay this alternate lawyer's fees and significant delays to your move could occur.

Your property purchase can be seriously delayed if you fail to check your property solicitor's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Searches (Wigan Metropolitan Borough Council)

Property searches will be applied for by Leigh conveyancing solicitors to unearth any broader issues that might reduce how much your house or flat is worth. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
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 searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Chancel repair liabilitysome Leigh property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Buyers will be informed if your chosen lender requires any further searches, e.g. a more detailed flood report or an energy search.

Wigan Metropolitan Borough Council has an average lead time of 8 weeks for conveyancing searches, so quicker regulated searches will be recommended.

Planning searches

Official Entries will also be obtained from the Land Registry by your conveyancing solicitor. This will help to reveal planning issues, such as outbuildings missing from the title plan or restrictions that limit alterations.

Wigan Metropolitan Borough Council Tax

The council tax paid by a homeowner is based on a number of factors e.g. the number of occupants and the property's value as at 1 April 1991. For example, for an average Band E home in Leigh, the tax would be £1,874 per year.

Leigh conveyancing solicitors will inform the buyer of the property's band after this is confirmed by the searches.

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 £1,405.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or where an occupation is prohibited by law such as a compulsory purchase order.

Band Wigan Metropolitan Borough Tax (2018)
A £1,022
B £1,192
C £1,363
D £1,533
E £1,874
F £2,214
G £2,555
H £3,066

Are you paying more than you should?

To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

From April 2016 to March 2017, 50 council tax challenges were made. 20 were upheld and refunds awarded.

Stamp Duty on Leigh properties

After a home sale has completed, the purchaser's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

Stamp Duty Land Tax will need to be paid by the homebuyer on properties sold for more than £125k.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See table below for stamp duty examples for homes in Leigh:

  Average sale price (2017) Stamp Duty Land Tax
Average price £123,572 £0.00
Average price (detached) £228,207 £2,064.14
Average new build £162,582 £751.64
Following a change in April 2016, a 3% SDLT surcharge is applied for purchases of additional property. E.g. if a second home was bought for £123,572 then the stamp duty including the surcharge would be £3,707.16. .

Stamp duty relief for first-time buyers in Leigh

Relief is available on home purchases below £300k for first-time buyers.

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

Buying a flat? Leasehold conveyancing in Leigh

New build site

Buying a leasehold house or flat is not as simple as buying a freehold home. The numerous common problems lying in wait for the unsuspecting buyer could include:

  • increasing ground rents
  • unfair clauses in the lease
  • unreasonable managing agent fees
  • sub-letting restrictions
Bad or incomplete leasehold advice, from a property lawyer with little specialist experience, could have serious financial implications.

If you intend to buy a leasehold home, a good conveyancing solicitor in Leigh will investigate aspects of the leasehold purchase, including managing agent or landlord enquiries, checking the lease itself and leaseholder/freeholder disputes.

Ensure that you are fully-informed regarding your planned purchase - Contact our team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Leigh?

House under construction

The average cost of new builds in Leigh is £162,582. 55 new build homes were purchased in Leigh last year.

A new-build conveyancing solicitor in Leigh must be mindful of local Leigh factors and the complications associated with new build, such as helping with mortgage offer extension terms and ensuring that the contract is in the buyer's favour.

Our award-winning conveyancing team are specialists in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

Greater Manchester Conservation areas

Whether you are buying a period coach house or a Georgian town house, if the house is in a conservation area, your plans to develop the house may not be permitted by Wigan Metropolitan Borough.

Called Article 4 directions, these restrictions can include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Leigh

The conveyancing process on a sale of a house or flat is more straightforward than when purchasing. For a house purchase, the responsibility lies entirely with the buyer to establish that the legal title of the property is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Leigh acting for the vendor need only respond to the buyer's questions.

Why do sales fall through?

Properties will frequently have legal problems (for example previous or historic subsidence) that might prevent a purchase from completing.

Don't shy away from finding a solution, waiting to see if the problem is discovered. Get advice and tackle it as early as possible.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is quite a lot more specialised in comparison with a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Leigh, for example collating an up-to-date service charge statement, through to details of any breach of the terms of the lease.

It would be prudent to find a lawyer as soon as possible, and ideally before going on the market, to mitigate (somewhat inevitable) leasehold delays.

What if Quittance is acting for the other side?

Solicitors Regulation Authority rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both sides.

If you are buying or selling a home in Leigh, and a Quittance conveyancing solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Leigh to undertake your conveyancing.

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Conveyancing - Remortgaging a property in Leigh

Reducing monthly repayments by finding a lower rate is generally why homeowners opt to remortgage. There are other reasons, including fixing the mortgage on a new discounted rate, or releasing capital to pay off other debts.

You can appreciate the benefits of a lower rate faster with a more proactive conveyancing solicitor in Leigh. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

The property lawyer will act for both you and your new bank or building society, in order to ensure that the new interest in the property is registered correctly and the lender's interests are protected.

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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