Updated: October 12, 2018

Lymm conveyancing solicitor fees

No Move, No Fee conveyancing in Lymm

Conveyancing solicitor fees will be paid conveyancing solicitors in Lymm for the legal work associated with buying or selling a property.

How are Lymm conveyancing fees calculated?

We work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Lymm who carry out the legal work on an hourly-rate basis. Your conveyancing quote will set out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as HMLR fees or landlord's notice fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Lymm cost?

Whilst conveyancing fees in Lymm will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and specific extra searches, such as a mining search, may be necessary.

There are no hidden fees or nasty surprises with Quittance. For a standard conveyancing transaction, what we quote is the fee you pay. To calculate your conveyancing fees, 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 Lymm

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of a Lymm conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, assist in resolving any issues and confirm that the Land Registry's record of the property is updated.

The content below sets out recommendations for buyers who want conveyancing solicitors in Lymm.

Your Lymm conveyancing solicitor must be lender-approved

Before instructing a Lymm conveyancing solicitor, it is essential that you check that they are approved by your chosen lender, whether you are taking out a mortgage from Fleet Mortgages, Barclays Bank or any other lender.

Quite a few lenders are only prepared to work with a restricted group of legal firms. If a conveyancer is unable to act for your chosen lender, the lender will need a different solicitor firm to complete the legal work.

The buyer will usually need to pay this alternative solicitor's fees and significant delays to your move could occur.

Your home move can be seriously delayed if you fail to check your lawyer's lender panel status.

Quittance Conveyancing can act for all banks and other lenders.

Conveyancing Searches (Warrington Council)

Searches are questions submitted to a number of authorities by Lymm conveyancing solicitors to provide information about the property being purchased. They include:

Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as an HS2 search or a Forestry Commission search, may also be recommended following the initial searches.

The typical delivery time for property searches delivered by Warrington Council is 8 weeks. In these circumstances, faster personal searches will be advisable.

Ensuring planning permission is in place

Your conveyancing solicitor will source an Official Copy of the Title Register from the Land Registry. This will help to identify any planning issues, for example errors on the title plan or restrictions that limit alterations.

Warrington Council Council Tax

Warrington Council calculate your council tax based on a number of factors which include the number of people living at the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). The occupier of a property in Band E, for example, would owe annual council tax of £2,047.

A conveyancing solicitor in Lymm will inform the buyer of the home's council 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 (25%) would reduce the tax due to £1,535.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the resident is living in long term residential care. The Valuation Office Agency (VOA) calculate bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Warrington Council Tax (2018)
A £1,117
B £1,303
C £1,489
D £1,675
E £2,047
F £2,419
G £2,791
H £3,350

What to do if you suspect your new home is incorrectly valued

To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, of which 30 resulted in a reduction.

Stamp Duty on Lymm properties

A homebuyer will usually need to pay Stamp Duty Land Tax if the residential property they are purchasing is valued at over £125k. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

Quittance's case management software are fully integrated with HMRC (formerly Inland Revenue)'s electronic filing systems.

This table sets out SDLT for average property in Lymm:

  Average selling price (2017) SDLT
Average price £339,606 £6,980.30
Average price (detached) £541,872 £17,093.60
Average new build - -

Stamp duty relief for first-time buyers in Lymm

Since November 2017, first-time buyers only need to pay stamp duty on properties valued over £300k. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. E.g. if a second home was bought for £339,606 then the SDLT including the surcharge would be £27,168.48. .

Conveyancing solicitors in Lymm will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Lymm

New build site

Buying a leasehold house or flat if you are unaware of the implications is risky. The many potential problems awaiting the unsuspecting purchaser could include:

  • costly and undisclosed major works
  • ground rent multipliers
  • leases with fewer than 80 years to run
Inaccurate leasehold advice, from a property lawyer with only freehold experience, could lead to serious consequences.

A expert conveyancing solicitor in Lymm will consider potential leasehold issues, for example service charges and whether they have been collected, the implications of the remaining length of the lease and managing agent or landlord enquiries.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Lymm?

House being built

Based on local HMLR statistics, the average value of Lymm new build property is -. - new build houses and flats -.

The legal side of purchasing a new build property is frequently more involved than other types of conveyancing. Therefore a conveyancing solicitor in Lymm must be aware of local considerations and needs to check a range of issues, including dealing with failures to arrange warranty provider inspections and checking that any contracts allow for future 'common parts' maintenance.

Quittance Conveyancing deliver an expert assessment of the legal title of the house or flat, and in particular concerns ranging from the home's future resaleability to sharply increasing ground rent and service charges (where applicable).

Cheshire Conservation areas

Whether you are purchasing an 18th century stone cottage or a Victorian detached house, if the property is in an officially designated conservation area, your plans to develop the property may not be permitted by Warrington Council.

Called Article 4 directions, these building controls can include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Parts of Lymm lie within a Warrington LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Lymm.

Conveyancing - Selling a property in Lymm

The legal work involved in a sale of a home is much easier than when buying. During the sale of a house or flat, caveat-emptor' means that the onus lies entirely with the buyer to discover whether the legal title of the property is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in Lymm acting for the existing owner just answer the buyer's solicitor's formal enquiries.

What could jeopardise the sale of your home?

Properties will often come with many possible issues (e.g. excessive service charges or being situated on an unadopted road) that have the capacity to stop a purchase in its tracks.

In most cases, it is a good idea for vendors to handle these issues as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.


The conveyancing process for a leasehold flat (leasehold houses are rare) is quite a lot more time-consuming compared to a freehold house.

Lymm conveyancing solicitors will also perform extra work, which could include getting detailed managing agent information, through to a copy of the service charge budget for the current year (and any anticipated payments on account).

It is recommended that the seller instruct a property lawyer as soon as possible, ideally before putting the property on the market, to reduce leasehold-related delays.

Can Quittance conveyancers act for both sides?

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

You could instruct a property solicitor firm in Lymm to carry out your legal work, if a Quittance solicitor is doing the legal work for the other side.

Local Lymm conveyancing solicitor directory

  • Howard Fitton Solicitors, The Dingle, Lymm, Cheshire, WA13 0AE

Conveyancing - Remortgaging a property in Lymm

The main reason people remortgage is to benefit from a lower interest rate. Other reasons to remortgage include moving to an offset mortgage, or releasing funds to help pay for home improvements.

An efficient conveyancing solicitor in Lymm can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England 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.

So that they can make sure that the lender's investment is secured, a property lawyer will need to act for both you and the mortgage 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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