Updated: October 12, 2018

Middleton conveyancing solicitor fees

No Move, No Fee conveyancing in Middleton

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Middleton for the legal work for a home sale or purchase.

Are Middleton conveyancing fees and costs fixed?

Some conveyancing solicitors in Middleton offer services on a cost per hour basis. Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as leasehold information packs or Stamp Duty.

See: Complete list of conveyancing fees

How much will the total Middleton solicitor conveyancing fees be?

Middleton conveyancing solicitor fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For a standard home sale or purchase, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Middleton

There is now an obligation on a seller to disclose any property defects or disputes.

That said, it remains the responsibility of the conveyancing solicitor in Middleton to investigate the property, and deliver their report on title to the purchaser, make practical suggestions and ensure that the change of ownership is registered at the Land Registry.

The content below offers invaluable advice for homebuyers who want conveyancing solicitors in Middleton.

Your Middleton conveyancing solicitor must be lender-approved

Homebuyers have many mortgage providers available, from a large lender such as Britannia, to a less common mortgage lender like the Barnsley Building Society. Before choosing a conveyancing solicitor in Middleton, you need to check that they are on the approved panel of your mortgage lender.

The majority of lenders will only accept a selected list (their 'panel') of legal firms. If your conveyancer cannot act for your mortgage lender, the lender will likely require an alternative firm to act in their interests.

The purchaser will then have to cover this alternative solicitor's costs, and weeks could be added to the conveyancing process.

Neglecting to check your lawyer's lender panel status can create problems and delays.

Our solicitors are approved to act for all mortgage lenders.

Property Searches (Rochdale Metropolitan Borough Council)

Searches are applied for by Middleton conveyancing solicitors to help identify problems that might reduce how much the property you are buying is worth. They include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Your lawyer will notify you if your lender insists on any more searches, such as a Crossrail search or an energy search.

Buyers could experience a delay of up to 5 weeks for Local Authority searches from Rochdale Metropolitan Borough Council. A private search company will be able to provide this information sooner.

Checking planning status

Your conveyancing solicitor will request official entries from the Land Registry. This will help to highlight any planning issues. These issues could include a difference between the agent's floorplan and the title plan or limits on the development of the property.

Rochdale Metropolitan Borough Council Council Tax

Council tax is calculated by Rochdale Metropolitan Borough Council on property value and the number of people living in the property. For instance for an average Tax Band B residential property in Middleton, the amount due would be £1,372.

Conveyancing solicitors in Middleton will inform a purchaser of the home's council tax band after this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,029.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or properties awaiting grant of probate. New build homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Rochdale Metropolitan Borough Council Tax (2018)
A £1,176
B £1,372
C £1,568
D £1,764
E £2,156
F £2,548
G £2,939
H £3,527

Can I lower my band?

To appeal contact:

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

In the 2016/17 financial year, 30 council tax challenges were made, and 20 saw a reduction.

Stamp Duty on Middleton properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. If you are buying a residential property that costs over £125k, then you will have to pay SDLT to HMRC.

Quittance Conveyancing's investment in the latest state-of-the-art case management system means that HMRC filing rejections are a thing of the past.

See examples for average local properties:

  Average selling price (2017) Stamp Duty
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 Middleton

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you own another residence , anywhere in the world you will be subject to a surcharge of 3%. So if a second property was bought for £158,882 then the stamp duty total will be £7,944.10.

Conveyancing solicitors in Middleton should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Middleton

New build site

The potential pitfalls of buying a leasehold house or flat in the UK are well known. There are any number of legal technicalities that could be lying in wait for an uninformed buyer, such as unreasonable ground rents and onerous clauses in the lease.

Bad or incomplete leasehold advice, from a property lawyer who has only ever worked on freehold cases, could lead to serious consequences.

If you are planning to buy a leasehold home, a specialist conveyancing solicitor in Middleton will consider possible leasehold issues, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent practices
  • service charges and whether they have been collected
  • insurance reinstatement covenants

Ensure that you are aware of all the potential issues and costs associated with the lease - You can call our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Middleton?

New build site

3033 brand new homes were purchased in Mossley last year, based on statistics published by HM Land Registry. The average sale price of Middleton new build properties is £268,317.

A new-build conveyancing solicitor in Middleton must be well-versed in local Middleton considerations and new build's added complexities, including handling equity loan schemes, ensuring that the contract is in the buyer's favour and registering ownership with warranty providers, including NHBC Buildmark, Build Zone and ACHI.

Our new build conveyancing department will provide an impartial assessment of the legal title of the house or apartment, with a close eye on issues like problematic leasehold terms and likely freehold acquisition traps.

Conservation areas in Greater Manchester

Your conveyancing solicitor will confirm whether the property you are buying is in a conservation area in Middleton. If it is, the property will be affected by specific building controls. Referred to as Article 4 directions, these conditions may include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Middleton.

Conveyancing - Selling a property in Middleton

The legal process for a sale of a house or flat is less difficult than for a property purchase. For a house purchase, the responsibility lies entirely with the buyer to confirm that the property does not have any legal issues.

When selling, conveyancing solicitors in Middleton acting for the existing owner for the most part just answer questions set by the buyer's conveyancing solicitor.

What could put the sale of your home at risk?

A home will frequently have legal issues (such as a solar panel 'rent a roof' scheme) which may frustrate the sale conveyancing process.

You shouldn't ignore this and hope any such problems will go away, instead get advice and work to resolve it proactively.

Useful reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is significantly more time-consuming than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Middleton must undertake additional legal work, and this could include getting an up-to-date service charge statement or details of any breach of the terms of the lease.

It is recommended that the seller instruct a lawyer as early in the process as possible, potentially before putting the property on the market, to reduce delays associated with leasehold property. The time lost waiting for responses from a property's managing agents is the most likely reason that the sale of a leasehold flat will fall through.

Can Quittance conveyancers act for both sides?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase.

You could contact a local Middleton conveyancing solicitor firm to handle your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Middleton

Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage their home to get a better interest rate.

A proactive conveyancing solicitor in Middleton can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.

In order to certify that the lender's capital is protected, the property lawyer handling your remortgage will act for 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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