Updated: October 12, 2018

Leighton conveyancing solicitor fees

No Move, No Fee conveyancing in Leighton

Conveyancing solicitor fees will be paid to your Leighton conveyancing solicitor for carrying out the legal work for a property transaction.

How are Leighton conveyancing fees calculated?

Some conveyancing solicitors in Leighton offer services on a price per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote explains exactly what you will be charged when your sale or purchase goes through.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like leasehold information packs or local authority searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Leighton cost in total?

Although conveyancing fees in Leighton will be the same as anywhere else in the country, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, such as transport searches, may be necessary.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Leighton

When carrying out the legal work for a property buyer, the Leighton conveyancing solicitor will investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

Following their enquiries the conveyancer will give advice and will help to fix or resolve any legal issues and make sure that the title is registered in the name of the new buyer.

This section of the article provides advice to assist homebuyers searching for conveyancing solicitors in Leighton.

Your Leighton conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a less common mortgage lender like the Holmesdale Building Society, to a major lender such as RBS. Before you select a Leighton conveyancing solicitor, whoever you choose, it is essential that you check that they can act on behalf of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies will only accept a select panel of law firms.

Should this be the case, the lender will likely require an alternative solicitor firm to act in their interests, and you will be expected to pay this alternative lawyer's fees. Resulting delays can jeopardise the whole purchase.

Failing to confirm the lender panel status of your conveyancing solicitor could jeopardise the sale.

Our conveyancing solicitors are approved to act for all lenders.

Searches (Cheshire East Council)

Searches are applied for by Leighton conveyancing solicitors to identify problems that could possibly have an impact on the value of your home.

Mortgage lenders will also require searches (as set out in the CML Handbook) to be applied for. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Leighton properties for local parish repairs.

You will be informed if your mortgage lender insists on any more searches, e.g. a tin mining search or a geological search.

Cheshire East Council has a usual lead time of 4 weeks for conveyancing searches, so it will be worth using a faster private search company.

Planning documents

Office copies will also be obtained by the buyer's conveyancing solicitor. This will help to identify planning issues, for example discrepancies between the property boundaries and the title plan or the breach of a restrictive covenant.

Cheshire East Council Council Tax

As a homeowner in Leighton, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Band D home in Leighton, the council tax payable would be £1,706.

Conveyancing solicitors in Leighton will inform a buyer of the home's council tax 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 reduces the tax due to 75% which would equal £1,280.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable.

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

Is it possible to appeal?

To appeal contact:

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

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Leighton properties

The SDLT1 form is seven pages long, and HMRC (formerly Inland Revenue) fines those who delay in completing and returning it. The buyer (rather than the seller) will have to pay stamp duty on the purchase price of the residential property if it exceeds £125,000.

Quittance's case management software are fully integrated with HMRC (formerly Inland Revenue)'s online tax return system.

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

  Average selling price (2017) SDLT
Average price £194,128 £1,382.56
Average price (detached) £302,809 £5,140.45
Average new build £252,496 £2,624.80
Higher rates of SDLT apply to buyers of second home in the form of a 3% SDLT surcharge. For example, if a property owner bought a second property in Leighton for the average price of £194,128 the SDLT would be £9,706.40.

Stamp duty relief for first-time buyers in Leighton

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Leighton conveyancing solicitors should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Leighton

New build site

The potential pitfalls of leasehold property ownership are a source of anxiety for leasehold property purchasers. Exponential ground rents, undisclosed major works and unreasonable lease extension premiums are but a few of the many common complications awaiting the unsuspecting purchaser.

Erroneous leasehold advice, from a lawyer with limited leasehold experience, can have costly, long-term consequences.

If you intend to purchase a house or flat with a lease, a specialist conveyancing solicitor in Leighton will consider potential leasehold issues, for example landlord/tenant disputes, ground rents and service charges and understanding regional and era-specific nuances of leases.

Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Leighton?

Building site

Based on HM Land Registry information, 938 new build properties were purchased in Leighton last year. The average price for Leighton new builds is £252,496.

Buying a new build is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Leighton conveyancing solicitor must be aware of local considerations and will examine a number of areas, like investigating developer incentives and confirming right of way over drains and sewers.

Our expert new build team provide an expert appraisal of the legal status of the property, whilst being mindful of factors ranging from unreasonable leasehold terms to exponential ground rent and service charges (where applicable).

Cheshire Conservation areas

If you are buying a house in one of Leighton's conservation areas, the property must be compliant with any local conservation area constraints. These constraints, called Article 4 Directions, can include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition 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.

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

Conveyancing - Selling a property in Leighton

The legal process for a sale of a house or flat is much easier than when purchasing. With a purchase, the onus lies with the purchaser to establish that the legal title of the property is legally sound.

Conversely, with a sale, conveyancing solicitors in Leighton acting for the current owner effectively just answer any enquiries made by the buyer's solicitor.

What could go wrong?

A property can be burdened by challenges (e.g. where the property differs from the title plan or a problem with the roof) that can prolong your home move.

Don't bury your head, hoping the issue will fix itself - speak to an expert and tackle it proactively.

Useful reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold flat (leasehold houses are rare) is significantly more complicated compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Leighton must carry out additional legal work. This can involve sourcing all relevant freeholder information or details of any deed of variation.

To accelerate the handling of the leasehold work, it is strongly advised that the vendor contacts a conveyancer with leasehold experience as soon as is practicable.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority (SRA) rules ban the same solicitor from acting on both sides in a house sale and purchase.

You could contact a local Leighton conveyancing solicitor firm to handle your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Leighton

Securing a lower rate is generally why homeowners decide to switch lenders. There are other reasons, such as releasing equity, or moving from a standard variable rate (SVR) to a fixed-rate.

A good conveyancing solicitor in Leighton can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

It is important that your property lawyer can act on behalf of your preferred lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are switching to a fixed-rate mortgage with RBS or to a discounted-rate mortgage with the Skipton Building Society, we can assist.

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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