Updated: October 12, 2018

Litherland conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Litherland

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Litherland for the legal work for a home sale or purchase.

Do Litherland conveyancing solicitors work on a fixed fee basis?

Our conveyancers work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Litherland who carry out the legal work on a price per hour basis. Your conveyancing quote sets out what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to conveyancing solicitor 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 bankruptcy checks or TT fees.

See: A guide to all conveyancing fees

How much will conveyancing in Litherland cost in total?

Whilst conveyancing fees in Litherland will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a flood plain search, may be needed.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden fees. To calculate the conveyancing fees for your move, try our conveyancing fees quote 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 Litherland

Purchase conveyancing needs the conveyancing solicitor in Litherland to consider a wide range of issues. Examples of such issues are problems with the property's title (e.g. adverse possession) and solar panel leases affecting the future saleability of the property.

The buyer's lawyer will report their findings back to the buyer, iron out any legal issues and ensure that the full legal ownership is transferred.

The following section provides assistance for buyers looking for conveyancing solicitors in Litherland.

Your Litherland conveyancing solicitor must be lender-approved

Whether you are obtaining a mortgage from NatWest, the Monmouthshire Building Society or any other lender, before you select a Litherland conveyancing solicitor it is critical that you make sure that they can represent your chosen lender.

Quite a few lenders are only prepared to work with a restricted group of solicitors or licensed conveyancers. If your conveyancer cannot act for your chosen lender, the lender will probably require a different legal firm to act in their interests.

The purchaser will be expected to pay this substitute solicitor's costs, and weeks could be added to the conveyancing process.

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

Our conveyancing solicitors can act on behalf of all banks and other lenders.

Residential Property Searches (Sefton Metropolitan Borough Council)

Residential property searches are enquiries made of government bodies by Litherland conveyancing solicitors to provide information about the home you want to buy. They include:

  • Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a more detailed flood report or a more detailed plan search, may also be advised following the initial searches.

The estimated turnaround time for LA searches delivered by Sefton Metropolitan Borough Council is 4 weeks, so your lawyer will recommend using quicker personal searches.

Finding planning permissions

Official Entries will also be obtained from the Land Registry by your conveyancing solicitor, assisting with the identification of any planning issues. These issues could include discrepancies with the filed plan or restrictive covenants governing the use of the property.

Sefton Metropolitan Borough Council Council Tax

Council tax is calculated by Sefton Metropolitan Borough Council on property value and the number of people living in the property. The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,792.

Conveyancing solicitors in Litherland will inform a purchaser of the home's council tax band once they have the Local Authority search results.

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 £1,344.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the property is owned by a charity and is unoccupied. A house or flat constructed after 1991 is assessed and given a council tax band by the Valuation Office Agency (VOA).

Band Sefton Metropolitan Borough Council Tax (2018)
A £1,194
B £1,393
C £1,593
D £1,792
E £2,190
F £2,588
G £2,986
H £3,583

Can I lower my band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, of which 10 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

Stamp Duty on Litherland properties

Stamp Duty Land Tax is paid to Her Majesty's Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

If you are buying a home in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

Quittance's investment in the latest state-of-the-art case management system means that HMRC filing form rejections are a thing of the past.

See table below for stamp duty examples for properties in Merseyside:

  Average sale price (February 2018) Stamp Duty
Average price £160,097 £701.94
Average price (detached) £316,698 £5,834.90
Average new build £93,743 £0.00

Stamp duty relief for first-time buyers in Litherland

First-time buyer stamp duty relief is available on property purchases below £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not let out. Following the example above, if a homeowner bought a second property in Litherland for the average price of £160,097 the SDLT would be £8,004.85.

Conveyancing solicitors in Litherland will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Litherland

New build site

It is rarely a good idea to buy a leasehold house or flat if you are unaware of the facts. Unreasonable ground rents, absent freeholders and sinking fund issues are only some of the many potential difficulties awaiting the unsuspecting purchaser.

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

A experienced conveyancing solicitor in Litherland will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself
  • service charge records from the last three years
  • dealing with freeholders and managing agents
  • complaints from neighbours
  • unexpired lease terms

Our leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Litherland?

New build site

102 new builds have been bought in Litherland in 2018 so far, according to the HM Land Registry. The average purchase price of Litherland new build property is £165,821.

Purchasing a new build property can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Litherland should be conscious of local factors and should consider a range of factors, including handling equity loan schemes and ensuring that the contract is in the buyer's favour.

Our new build conveyancing team specialise in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.

Merseyside Conservation areas

If you are planning to purchase a residential property in one of Litherland's conservation areas, the property will need to meet any conservation area conditions. These building controls, referred to as Article 4 Directions, could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

If a property is in breach, the owner could be ordered to pay for the property to be changed back to the state it was in before the recent alterations, even if the changes were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Litherland.

Conveyancing - Selling a property in Litherland

The conveyancing process on a house sale is more straightforward than when purchasing. When buying, the responsibility is solely on the buyer to validate that the house or flat is legally sound and meets their mortgage lender's criteria.

In contrast, for a sale, conveyancing solicitors in Litherland acting for the current owner only need to answer the buyer's solicitor's questions.

What could put the sale process at risk?

Properties will frequently have a range of possible issues (for example tree preservation orders) which could threaten the completion of the conveyancing process.

It is better not to hide from the issue, trusting that the issue won't be discovered. Get advice and tackle it as early as possible.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold flat is quite a lot more specialised than it is for a freehold home.

Conveyancing solicitors in Litherland will also need to carry out additional work. This can involve requesting the managing agent pack, through to information about any reserve fund that may be held.

It is highly recommended that the seller instruct a property lawyer as soon as an estate agent is chosen to mitigate predictable leasehold delays.

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

SRA rules restrict a single conveyancing solicitor from acting on both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both sides.

If you are buying or selling a Litherland home, and a Quittance solicitor is carrying out the legal work for the other side, you may wish to contact a law firm in Litherland to carry out your legal work.

Local Litherland conveyancing solicitor directory

  • Thos R Jones & Son, 4 Sefton Road, Litherland, Liverpool, Merseyside, L21 7PG

Conveyancing - Remortgaging a property in Litherland

The most common reason homeowners remortgage a home is to lower their monthly repayments. Other reasons to think about remortgaging include the current mortgage deal coming to an end, or wanting to borrow more.

You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Litherland. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of the new mortgage lender. Quittance Conveyancing are on all major lenders' panels. So whether you are moving to a 95% mortgage with the HSBC or to a repayment mortgage with the Darlington 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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