Updated: October 12, 2018

Marple conveyancing solicitor fees

No Move, No Fee conveyancing in Marple

Conveyancing solicitor fees are paid conveyancing solicitors in Marple for the legal work involved in moving home.

Are Marple conveyancing fees and costs fixed?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Marple who offer services on a fees per hour basis. Your conveyancing quote will explain all fees and other costs you will be charged when your sale or purchase completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like TT fees or property searches.

See: A guide to all conveyancing fees

How much will the total Marple solicitor conveyancing fees be?

While conveyancing fees in Marple will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, such as a Coal Authority search, may be necessary.

There are no hidden costs or nasty surprises with Quittance. For standard conveyancing transactions, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Marple

The conveyancing for a property purchase needs the Marple conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from technical problems relating to the property title to factors affecting the mortgageability (e.g. a short lease (less than 70 years)).

The purchaser's solicitor will report their findings back to the purchaser and their mortgage lender, find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

The following discusses the types of residential property that carry additional risk for homebuyers who want conveyancing solicitors in Marple.

Your Marple conveyancing solicitor must be lender-approved

Before instructing a Marple conveyancing solicitor, it is very important that you make sure that they can represent your mortgage lender, whether you are obtaining a mortgage from Halifax, Hampden & Co or any other lender.

Your lawyer may be unable to act for your mortgage lender, because some banks and building societies will only work with a restricted list (called a 'lender panel') of law firms that meet strict criteria.

Should this be the case, the lender will likely need a different law firm to act in their interests, and you will then have to cover this alternative solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Failing to check the lender panel membership of your conveyancing solicitor can mean significant delays.

Quittance Conveyancing can act on behalf of all banks and other lenders.

Searches (Stockport Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Marple conveyancing solicitors to help uncover relevant information about the home you want to buy. They include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specialised searches, such as a highways authority search or a commons registration search, may also be advised depending on the contents of the standard searches.

The average delivery time for property searches from Stockport Metropolitan Borough Council is 2 weeks, so your conveyancer will recommend using a faster search agent.

Planning searches

Your conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from HM Land Registry. This will help to highlight planning issues, such as a difference between the agent's floorplan and the title plan or restrictions that limit alterations.

Stockport Metropolitan Borough Council Council Tax

Council tax is calculated by Stockport Metropolitan Borough Council on property value and the number of people living in the property. E.g. for an average Band C house in Marple, the council tax payable would be £1,636 per year.

A conveyancing solicitor in Marple will inform the purchaser of the home's tax band once this is confirmed by the searches.

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 £1,227.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is occupied by someone who is seriously mentally impaired.

Band Stockport Metropolitan Borough Council Tax (2018)
A £1,227
B £1,431
C £1,636
D £1,840
E £2,249
F £2,658
G £3,067
H £3,680

Can I appeal against my band?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

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

Stamp Duty on Marple properties

The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

If a property is purchased for £125k or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Quittance ensure that the hard to understand SDLT1 form is completed accurately and without delay.

This table sets out Stamp Duty Land Tax for average property in Greater Manchester:

  Average selling price (2017) SDLT
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 Marple

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second property in Marple for the average price of £158,882 the SDLT would be £7,944.10.

Marple conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Marple

New build site

Recent media reports have suggested that over 100,000 UK property owners face leases with problematic lease terms. The many potential problems awaiting the unsuspecting buyer could include:

  • costly and undisclosed major works
  • spiralling ground rents
  • marriage value issues
Incomplete leasehold information, delivered by a property lawyer with only freehold experience, could have serious financial consequences.

A competent conveyancing solicitor in Marple will address aspects of leasehold, for example absent freeholders, sometimes ancient and arcane lease documents and leases approaching 80 years remaining.

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Marple?

New build building site

According to data sourced by the HM Land Registry, the average purchase price of a new build home in Marple is £268,317. 3033 new builds were purchased in Middleton last year.

Buying a new build property is more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Marple should be conscious of local considerations and will examine a number of areas, including handling reservation fees and investigating issues with drains and roads that serve the property.

With our new build team, you will get an expert appraisal of the legal title of the property, scrutinising contract concerns like the home's future resaleability and possible freehold acquisition traps.

Cheshire Conservation areas

Whether you are buying a thatched cottage or a Regency townhouse, if the house is in a defined conservation area, any planned alterations to the house might not be allowed by Stockport Metropolitan Borough Council.

These conditions could include:

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits on extensions (even if within Permitted Development rights)

The local council can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Marple

Conveyancing for a sale of a house or flat is more straightforward than when buying. When property changes hands, caveat-emptor' means that the onus is solely on the buyer to ensure that the property's title is mortgageable and is (or can be) registered at the Land Registry.

With a sale, conveyancing solicitors in Marple acting for the current owner need only respond to the buyer's solicitor's formal enquiries.

What could put your sale at risk?

Obstacles, like not being registered at the Land Registry, could slow or frustrate your move if they are ignored.

Generally speaking, it is a good idea for sellers to handle any such problems as soon as they come to light.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat is a great deal more difficult in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Marple must carry out additional legal work, such as sourcing an up-to-date service charge statement or any information about regulations affecting the property that are not in the lease.

It is highly recommended that you instruct a leasehold-specialist conveyancer as early in the process as possible, and potentially before going on the market, to reduce delays.

What if you are already acting for the other side?

Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

If you are buying or selling a Marple property, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may wish to contact a law firm in Marple to carry out your legal work.

Local Marple conveyancing solicitor directory

  • Addison Legal, Priory House, Ellesmere Avenue, Marple, Stockport, Cheshire, SK6 7AN
  • Bishop & Co, 87 Stockport Road, Marple, Stockport, Cheshire, SK6 6AA
  • Whiting & Mason, 17-19 Stockport Road, Marple, Stockport, Cheshire, SK6 6BD
  • Jones Law Partnership, 11 Market Street, Marple, Stockport, Cheshire, SK6 7AA

Conveyancing - Remortgaging a property in Marple

By far the most common reason homeowners remortgage is to get a better interest rate. Other reasons to consider remortgaging include funding a one-off purchase, or wanting to overpay when the lender refuses.

Homeowners can appreciate the benefits of a better rate sooner by using a more proactive conveyancing solicitor in Marple. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting the mortgage rate you want.

In order to ensure that the interests of the lender are covered, the property lawyer will represent both you and the mortgage provider.

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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