Award-winning No Move, No Fee conveyancing for Macclesfield home movers
By Gaynor Haliday , Oct 12, 2018
Every year Quittance's property lawyers deliver an award-winning no sale, no fee service to property sellers and buyers looking for conveyancing solicitors in Macclesfield.
Quittance Conveyancing offer guaranteed fixed conveyancing fees, and you will always be up to speed regarding how your move is progressing, thanks to our commitment to enhanced communication.
Our no move no fee promise means should your move not proceed, you won't incur any conveyancing solicitors' legal fees at all.
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Macclesfield's most communicative conveyancing service
According to a survey of 220,000 home movers for Modern Law Magazine, 1/5 of conveyancing complaints stemmed from poor communication.
The official regulators of Macclesfield property solicitors are particularly concerned with promoting better communication standards, and the client charters of the Council for Licensed Conveyancers and the Law Society's CQS clearly define the required standard of communication.
Notwithstanding attempts by regulators to address the issue, a survey carried out by the Conveyancing Association indicated that one quarter of home purchases and sales never exchange as the result of delays caused by poor communication.
Keeping you updated
Our team of Macclesfield conveyancing solicitors provide a market-leading conveyancing service. We deliver to clients a dedicated and proactive legal service by email, phone and online, every day of the week:
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- Real-time progress updates via your chosen method (including SMS, phone and email)
Updated: October 12, 2018
Macclesfield conveyancing solicitor fees
No Move, No Fee conveyancing in Macclesfield
Conveyancing solicitor fees are paid to conveyancing solicitors in Macclesfield for carrying out the legal work for a property transaction.
How are Macclesfield conveyancing fees calculated?
Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Macclesfield who will work on a fees per hour basis. Your conveyancing quote will explain what you will pay when your house or flat sale completes.
Are there any other costs in addition to conveyancing fees?
You will have to pay any 'disbursements', on top of the conveyancing 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 landlord's notice fees or bankruptcy searches.
How much will the total conveyancing fees in Macclesfield cost?
Though conveyancing fees in Macclesfield 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 specific extra searches, such as a flooding search, may be necessary.
For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Macclesfield
As a key part of the conveyancing for a homebuyer, the conveyancing solicitor in Macclesfield will carry out due diligence on the tenure and investigate the property's title and report back to the purchaser and the mortgage lender (if applicable).
The buyer's solicitor will offer professional advice after making their enquiries, deal with any legal problems and confirm that the legal title passes to the new owner.
This section of the article considers the aspects of the legal process for conveyancing solicitors in Macclesfield where a deeper understanding of the legal technicalities is crucial.
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- Conveyancing solicitors in Cheshire
Your Macclesfield conveyancing solicitor must be lender-approved
Before you select a conveyancing solicitor in Macclesfield, it is very important that you make sure that they are on the approved panel of your mortgage lender, whether you are obtaining a mortgage from the Barnsley Building Society, the HSBC or any other lender.
Your solicitor may be unable to act for your mortgage lender, because some lenders only accept a select panel of law firms that meet strict criteria.
If this is the case, the lender will probably need a second law firm to carry out the legal work, and you will then have to cover this alternative solicitor's costs. Resulting delays can jeopardise the whole purchase.
Quittance Conveyancing can carry out the legal work for all major and minor mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Cheshire East Council searches and other searches
Residential property searches are enquiries made of public bodies by Macclesfield conveyancing solicitors to identify issues affecting the home you want to buy.
Mortgagees will also require searches (as set out in the CML Handbook) to be applied for. These include:
|Local Authority (LA) search||exposes issues like road schemes that could affect the property|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|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.|
You will be made aware if your chosen lender insists on any additional searches, for example a Crossrail search or a mining search.
Cheshire East Council has a typical turnaround time of 4 weeks for conveyancing searches, so your solicitor will instead apply for quicker personal searches.
Office copies will also be sourced from HMLR by your conveyancing solicitor, helping to identify any planning issues. These issues could include outbuildings missing from the title plan or neighbours' rights of access.
Cheshire East Council Council Tax
The amount of council tax a homeowner in Macclesfield will pay to Cheshire East Council will depend on the property's value and the number of residents. For example, the occupier of a Tax Band E house in the Cheshire East Council area would pay annual council tax of £2,085.
Conveyancing solicitors in Macclesfield will inform a buyer of the home's council tax band once 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 £1,564.
Other discounts and exemptions could also apply, for example a 10% discount for second homes or where the property is occupied solely by students. Homes constructed after 1991 are assessed and given a banding by the Valuation Office Agency.
|Band||Cheshire East Council Tax (2018)|
Does anyone ever challenge their valuation?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Old Hall St
In the 2016/17 financial year, 120 council tax challenges were made, of which 50 were upheld and refunds awarded.
Stamp Duty on Macclesfield properties
SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.If your home costs more than £125k then you will have to pay stamp duty.
Quittance use smart case management systems to ensure that mistakes are not made on the stamp duty process.
This table sets out SDLT for typical property in Macclesfield:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£508,498||£15,424.90|
|Average new build||£216,938||£1,838.76|
Stamp duty relief for first-time buyers in Macclesfield
First-time buyer stamp duty relief is available on property purchases below £300k.
Conveyancing solicitors in Macclesfield should ensure their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Macclesfield
Over 100,000 property owners in England are trapped by property leases with unreasonable terms. There are numerous technical issues that could be lying in wait for the unsuspecting purchaser, such as:
- marriage value issues
- unreasonable ground rents
- overpriced managing agent packs
If you intend to buy a property with a lease, a good conveyancing solicitor in Macclesfield will investigate aspects of the leasehold purchase, such as leases approaching 80 years remaining, service charges, ground rents and buildings insurance arrangements and understanding regional and era-specific nuances of leases.
Make sure that you are fully-informed regarding your planned purchase - Contact our leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Macclesfield?
The average cost of new build property in Macclesfield is £229,998. 1 new builds have been bought in Macclesfield in 2018 so far.
A new-build conveyancing solicitor in Macclesfield must be mindful of local Macclesfield considerations and the specific issues associated with new build, like helping with mortgage offer extension terms, verifying rights of easements and registering ownership with warranty providers such as NHBC Buildmark, LABC New Home Warranty and Castle.
Our team of conveyancers are specialists in new build purchases and meeting short developer deadlines.
Conservation areas in Cheshire
If you are buying a residential property in one of Macclesfield's conservation areas, the property must not breach any conservation area restrictions. Referred to as Article 4 directions, these building controls could include anything from general restrictions governing the use of non-traditional materials, to restrictions on the removal of front boundary walls, railings or fences.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.
Your conveyancing solicitor will address whether your planned purchase is located one of Macclesfield's conservation areas.
Conveyancing - Selling a property in Macclesfield
The legal side of a house sale is less demanding than for a purchase. The purchaser conducts detailed due diligence into the property's title and other legal aspects, whilst conveyancing solicitors in Macclesfield acting for the vendor merely collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .
Factors that could delay or endanger the sale of your property
Obstacles, like not having a building regulations completion certificate, can seriously prolong your home move.
Property specialists usually advise that vendors handle any such problems without delay.
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more sale conveyancing articles here.
Selling a leasehold property
Conveyancing for a leasehold flat or house is significantly more specialised compared to a freehold house.
Macclesfield conveyancing solicitors will also need to carry out additional work, including collating all relevant freeholder information, through to any documentation relating to forfeiture proceedings.
To accelerate the handling of the leasehold work, it is highly recommended that you contact a property lawyer with leasehold experience as soon as an estate agent is chosen.
What if your conveyancing solicitors are acting for the other side?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, SRA rules ban the same solicitor from working on behalf of both sides in a house sale and purchase.
You could contact a property solicitor firm in Macclesfield to undertake your conveyancing, if one of our conveyancing solicitors is acting for the other side.
Local Macclesfield conveyancing solicitor directory
- Bennetts, 37 Market Place, Macclesfield, Cheshire, SK10 1DY
- Aboudi Bradley & Co, 35 Church Street, Macclesfield, Cheshire, SK11 6LB
- Blunts Solicitors Limited, 2 - 6 King Edward Street, Macclesfield, Cheshire, SK10 1AB
- Keoghs Nicholls Lindsell & Harris LLP, Waters Green House, Sunderland Street, Macclesfield, Cheshire, SK11 6LF
- Roberts Solicitors Limited, 42 Jordangate, Macclesfield, Cheshire, SK10 1EW
Conveyancing - Remortgaging a property in Macclesfield
Benefitting from a lower rate to reduce monthly expenses is primarily why homeowners decide to switch lenders. There are other reasons, including releasing funds to help kids get on the property ladder, or getting on to a new fixed-rate deal.
An efficient conveyancing solicitor in Macclesfield can reduce the remortgage processing time, meaning you move to your lower 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.
The property lawyer will act for both you and your new bank or building society to confirm the mortgage provider's interests are protected.
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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