Updated: October 12, 2018

Little Lever conveyancing solicitor fees

No Move, No Fee conveyancing in Little Lever

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Little Lever for handling the legal work for your move.

Do Little Lever conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Little Lever who work on a fees per hour basis. Your conveyancing quote will set out exactly what you will need to pay when your house or flat sale completes.

What are disbursements?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as office copies and title plans or bankruptcy checks.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Little Lever cost?

Little Lever conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, Local Authority Search fees can vary and additional region-specific searches, e.g. utilities searches, may be needed.

There are no hidden costs or surprises to be paid with Quittance. For a standard sale or purchase, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Little Lever

The legal work for a property buyer requires the Little Lever conveyancing solicitor to consider a wide range of issues. Examples of such issues are defective property title and proximity to mining works affecting the mortgageability of the home.

The buyer's solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), help with resolving any problems and ensure that the change of ownership is registered at the Land Registry.

This article examines the types of residential property which may be of interest to buyers who want conveyancing solicitors in Little Lever.

Your Little Lever conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Lloyds Bank or a financial institution such as Pepper Homeloans, before you instruct a conveyancing solicitor in Little Lever you need to check that they are approved by your chosen lender.

Many lenders only accept a select panel of solicitors or licensed conveyancers that pass strict standards. If a solicitor can't act for your chosen lender, the lender will require a different legal firm to act in their interests.

The borrower will then have to cover this substitute solicitor's fees, and weeks could be added to the conveyancing process.

The conveyancing process could be jeopardised by failing to check your conveyancing solicitor's lender panel status.

Our solicitors can perform the conveyancing for all mortgage providers.

Bolton Metropolitan Borough Council Council Tax

Bolton Metropolitan Borough Council calculate your council tax based on various criteria e.g. the size and character of the property and the assessed value of the property in April 1991. For instance a residential property in the Bolton Metropolitan Borough Council area in Valuation Band B would pay £1,323 per annum.

A conveyancing solicitor in Little Lever will inform the purchaser of the home's tax band as soon as they are notified.

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 £992.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if an occupier is an apprentice school leaver or YTS trainee.

Band Bolton Metropolitan Borough Council Tax (2018)
A £1,134
B £1,323
C £1,512
D £1,701
E £2,079
F £2,457
G £2,835
H £3,402

Is your new home in the wrong band?

To challenge your banding contact:

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 were upheld and the tax was reduced.

Stamp Duty on Little Lever properties

Stamp Duty Land Tax is paid to HMRC (formerly Inland Revenue) by completing an SDLT1 form. The form is lengthy and complex.

With some exceptions, if you purchase a property over the £125k threshold you will have to pay SDLT.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for Greater Manchester properties:

  Average sale price (2017) Stamp Duty Land Tax
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85

Stamp duty relief for first-time buyers in Little Lever

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000. Following the recent budget statement, second home buyers have had to pay a higher SDLT rate of 3%. So if a second home was bought for £158,882 then the SDLT total will be £7,944.10.

Conveyancing solicitors in Little Lever should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Little Lever

New build site

It is not recommended to purchase a leasehold house or flat without being aware of the facts. Spiralling ground rents, freeholds sold without first refusal to leaseholders and sub-letting restrictions are among the many potential difficulties awaiting the unsuspecting purchaser.

Severe consequences can result from a less-experienced property lawyer's erroneous leasehold advice.

A expert conveyancing solicitor in Little Lever will investigate aspects of the leasehold purchase, for example dealing with freeholders, sometimes ancient and arcane lease documents and leases approaching 80 years remaining.

Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Little Lever?

House under construction

The average value of new build properties in Little Lever is £268,317, based on data from Her Majesty's Land Registry. 3033 new build properties were purchased in Marple last year.

The legal work for acquiring a new build is more complex than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Little Lever should be aware of local considerations and will examine a number of areas, such as ensuring that new build mortgage conditions are met and handling withdrawal under the Consumer Code for Housebuilders.

Our team of new build conveyancers deliver an independent assessment of the legal title of the house or flat, whilst being mindful of considerations ranging from unfair leasehold conditions to possible freehold acquisition traps.

Conservation areas in Lancashire

Whether you are buying a period country house or a Victorian detached house, if the house is in a designated conservation area, any changes you can make to the house might not be accepted by Bolton Metropolitan Borough Council.

Called Article 4 directions, these conditions may include anything from restrictions preventing the addition of frontal sloping rooflights, to restrictions on joinery colour choices.

If a property is in breach, the owner could be legally required to pay for the property to be returned to a compliant state, even where the alterations 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 Little Lever.

Conveyancing - Selling a property in Little Lever

The conveyancing process on a sale of a house or flat is much easier than for a purchase. The purchaser undertakes an investigation on the property. Conveyancing solicitors in Little Lever acting for the seller mostly just collects all documents and information relating to the property and answers the buyer's questions .

Factors that could delay or endanger a property sale

A house or flat will frequently have a range of legal issues (such as previous or historic subsidence) which may frustrate a transaction.

Don't bury your head and hope any such problems will go away - speak to an expert instead, square up to the issue(s), and find a solution at the earliest stage.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat is significantly more specialised than for a freehold house.

Conveyancing solicitors in Little Lever will also need to carry out additional work. This can involve getting an up-to-date service charge statement, through to details of any breach of the terms of the lease.

It is highly recommended that the seller instructs a lawyer with leasehold experience as soon as an estate agent is chosen to help contain and resolve any delays.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority rules restrict the same conveyancing solicitor from acting on both sides in a house sale. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a Little Lever home, and a Quittance conveyancing solicitor is doing the legal work for the other side, you may wish to contact a property solicitor firm in Little Lever to carry out your conveyancing.

Local Little Lever conveyancing solicitor directory

  • Clough & Willis, 58 Market Street, Little Lever, Bolton, Greater Manchester, BL3 1HN
  • Scott-Moncrieff and Associates Limited, 58 Market Street, Little Lever, Bolton, Lancashire, BL3 1HN

Conveyancing - Remortgaging a property in Little Lever

By far the most common reason people remortgage a home is to save money with a lower rate. Other reasons to consider remortgaging include getting on to a new fixed-rate deal, or releasing funds to help pay for home improvements.

You should be able to enjoy a better rate earlier by using a more efficient conveyancing solicitor in Little Lever. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting on to the rate you want.

In order to certify that the lender's investment is secured, the property lawyer handling your remortgage will act for both you and your new lender.

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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