Award-winning No Move, No Fee conveyancing for Littleborough home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Littleborough, our no sale - no fee property lawyers can assist.
We offer 100% fixed conveyancing fees, and because we prioritise proactive communication between all parties, you will never be uncertain about how your sale or purchase is progressing.
In the event that your home move does not proceed our no move no fee promise means you won't have to pay any conveyancing solicitors' fees.
Littleborough's most communicative conveyancing service
According to a survey by the Law Society, 46% of those who participated said that it was poor communication that drew-out the moving process.
The regulatory bodies for Littleborough property solicitors are particularly concerned with generally improving communication standards, and the client service charters of the Council for Licensed Conveyancers and the Conveyancing Quality Scheme (CQS) refer to the required standard of communication.
Despite focus from regulators, a survey commissioned by the Conveyancing Association of 1,500 people indicated that almost half of homemovers believed that their sale or purchase would have completed sooner with more effective communication.
Keeping you updated
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Updated: October 12, 2018
Littleborough conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Littleborough
Conveyancing solicitor fees are the charges you pay to your Littleborough conveyancing solicitor for the legal work associated with moving home.
Are Littleborough conveyancing fees and costs fixed?
Some conveyancing solicitors in Littleborough work on an hourly rate, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your conveyancing quote sets out all fees and other costs you will be charged when your property transaction has completed.
Besides conveyancing fees, what other costs are there?
You will need to budget for 'disbursements', on top of the 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 indemnity insurance or HMLR fees.
How much will the total Littleborough solicitor conveyancing fees be?
Though conveyancing fees in Littleborough will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.
With Quittance, there are no hidden costs or nasty surprises. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Littleborough
The conveyancing for a homebuyer will require a conveyancing solicitor in Littleborough to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. no 'absolute' title) to the mortgageability of the property itself.
The solicitor will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), solve outstanding issues and ensure the title is transferred to the new owner.
This article considers the types of residential property that may carry risks for buyers who want conveyancing solicitors in Littleborough.
Your Littleborough conveyancing solicitor must be lender-approved
Regardless of whether your mortgage is with a less common mortgage lender like New Street Mortgages or a major lender such as the Scottish Building Society, before instructing a Littleborough conveyancing solicitor it is very important that you make sure that they are on the approved solicitor panel of your chosen lender.
Most mortgage lenders will only accept a restricted panel of law firms that match certain criteria. If your solicitor is not on the panel of your chosen lender, the lender will need a second law firm to carry out the legal work.
The borrower will usually need to pay this substitute solicitor's fees, and weeks could be added to the conveyancing process.
Quittance Conveyancing can carry out the legal work for all major and minor banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Rochdale Metropolitan Borough Council)
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Littleborough conveyancing solicitors to provide information about your planned purchase.
Lenders almost always need certain searches to be applied for. Required searches will include:
- Local Authority search - includes a list of planning decisions that could affect the property
- Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
- Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
- Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.
Further searches, such as a Crossrail search or a Forestry Commission search, may also be referred to depending on the contents of the standard searches.
Property purchasers should anticipate a wait of approximately 5 weeks for Residential property searches obtained from Rochdale Metropolitan Borough Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
Ensuring planning permission is in place
Office copies will also be applied for from the Land Registry by the conveyancing solicitor acting for the purchaser. This helps to find any issues, such as a restrictive covenant against certain alterations or errors on the title plan.
Rochdale Metropolitan Borough Council Council Tax
Rochdale Metropolitan Borough Council calculate your council tax based on various criteria which include the size of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, for an average Band B residential property in Littleborough, the council tax amount would be £1,372 per year.
Conveyancing solicitors in Littleborough will inform a buyer 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 £1,029.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or where the property was left empty by a bankrupt person.
|Band||Rochdale Metropolitan Borough Council Tax (2018)|
Are you about you buy a home in the wrong council tax band?
In 2016/17, 30 council tax challenges were made, and 20 resulted in a reduction. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
53 Manchester One
Stamp Duty on Littleborough properties
Stamp Duty Land Tax is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).
Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.
See table below for stamp duty examples for properties in Littleborough:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£260,660||£3,033.00|
|Average new build||£181,627||£1,132.54|
Stamp duty relief for first-time buyers in Littleborough
In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Following the autumn budget statement, second home buyers have had to pay a higher rate of 3%. Following the example above, if a homeowner bought a second home in Littleborough for the average price of £154,947 the SDLT would be £7,747.35.
Conveyancing solicitors in Littleborough will confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Littleborough
It has been recently reported that over 100,000 property owners in the UK have leases with problematic terms. There is a wide range of sometimes obscure legal issues that may be lying in wait for an uninformed buyer, such as:
- increasing ground rents
- freeholds sold without first refusal to leaseholders
- incomplete management company accounts
- unfair developer practices
If you are planning to purchase a property with a lease, a good conveyancing solicitor in Littleborough will consider possible leasehold issues, for example :
- reviewing the lease itself (many leases are decades old)
- service charges, ground rents and buildings insurance arrangements
- absent freeholders
- insurance covenants
Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in Littleborough?
The average sale price of Littleborough new build homes is £181,627, according to HMLR. 19 new build houses and flats were purchased in Littleborough last year.
The legal side of buying a new build property is considerably more complicated than buying a 'secondhand' home. To prevent difficulties arising a Littleborough conveyancing solicitor must be aware of local Littleborough factors and should check numerous things, e.g. dealing with delays associated with off-plan and verifying rights of easements.
Our award-winning team of new build conveyancers are experts in representing buyers to achieve the best outcome and working to developer exchange timeframes.
Greater Manchester Conservation areas
Whether you enjoy a rural setting or Regency architecture, moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area building controls will affect your house.
These conditions, referred to as Article 4 Directions, may include a wide range of constraints from restrictions preventing paving over the front garden, to restrictions on door and window styles.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.
Your conveyancing solicitor will address whether your planned purchase is located one of Littleborough's conservation areas.
Conveyancing - Selling a property in Littleborough
The legal work involved in a sale of a home is less difficult than when purchasing. The purchaser needs to carry out an investigation on the property. Conveyancing solicitors in Littleborough acting for the seller simply gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .
Factors that could delay or endanger your sale
Obstacles, like missing planning permission or where the property differs from the title plan, can easily endanger the sale process if ignored.
Property specialists almost always advise that sellers handle these issues without delay.
- Boundary disputes - what to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
For more conveyancing advice for sellers click here.
The conveyancing process for a leasehold property is much more specialised than for a more straightforward freehold house.
Leasehold complexity involves additional work on the part of conveyancing solicitors in Littleborough, and this could include obtaining all relevant freeholder information, through to a copy of the lease.
So as to resolve any leasehold-related delays sooner, it is recommended that the seller instruct a solicitor as early in the process as possible, and potentially before going on the market,.
What if your conveyancing solicitors are acting for the other side?
Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. CLC-regulated conveyancers, however, can act for both parties.
If you are buying or selling a Littleborough property, and a Quittance conveyancing solicitor is acting for the other side, you could contact a local Littleborough conveyancing solicitor firm to handle your legal work.0
Conveyancing - Remortgaging a property in Littleborough
Whilst homeowners consider remortgaging for a range of reasons, homeowners generally remortgage to lower their monthly repayments.
Homeowners would typically benefit from a lower rate sooner with a more proactive conveyancing solicitor in Littleborough, shortening the time the conveyancing takes. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
It is key that the property lawyer handling your remortgage is also able to act for your chosen mortgage lender. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are switching to a fixed-rate mortgage with Barclays Bank or to a variable-rate mortgage with the Skipton Building Society, our remortgage team can assist.
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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