Updated: October 12, 2018

Middlewich conveyancing solicitor fees

No Move, No Fee conveyancing in Middlewich

Conveyancing solicitor fees are what you pay conveyancing solicitors in Middlewich for handling the legal work for your move.

Are Middlewich conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Middlewich who work on an hourly-rate basis. Your conveyancing quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as office copies and title plans or Stamp Duty Land Tax.

See: A guide to all conveyancing fees

How much will the total Middlewich solicitor conveyancing fees be?

Middlewich conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, such as utilities searches, may be needed.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance, there are no unexpected costs or surprises in the small print. To calculate the conveyancing fees for your move, 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 Middlewich

As a key part of the conveyancing for a property purchase, the conveyancing solicitor in Middlewich will carry out due diligence on the title of the property and make their "report on title".

After making their enquiries the lawyer will offer professional advice and will help with resolving any problems and register the new owner's title at the Land Registry.

This part of the article provides useful advice for buyers searching for conveyancing solicitors in Middlewich.

Your Middlewich conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a niche mortgage lender like the Market Harborough Building Society, to a large lender such as Bank of Ireland. Before you instruct a conveyancing solicitor in Middlewich, whoever you choose, it is vital that you check that they can represent your chosen lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders are only prepared to work with a select panel of legal firms that pass strict selection criteria.

In this case, the lender will probably need an alternative firm to carry out the legal work, and you will be expected to pay this alternate solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Failing to confirm the lender panel membership of your property lawyer can mean serious delays.

Quittance Conveyancing are on the panel of all mortgage lenders.

Conveyancing Searches (Cheshire East Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Middlewich conveyancing solicitors to provide information about the home you want to buy. They include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • 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 water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - there is a risk that some Middlewich properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specific searches, such as a highways search or a geological search, may also be recommended in the standard searches.

Purchasers should anticipate a wait of approximately 4 weeks for Local Authority searches delivered by Cheshire East Council. In these circumstances, faster personal searches will be recommended.

Checking planning status

Your conveyancing solicitor will source the Title Register from HMLR. This will help to identify any issues, such as restrictive covenants governing the use of the property or discrepancies with the filed plan.

Cheshire East Council Council Tax

Cheshire East Council calculate council tax on Middlewich homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Band B, for example, would owe annual council tax of £1,327.

Conveyancing solicitors in Middlewich will inform the purchaser of the home's council tax band once they are themselves 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 £995.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Cheshire East Council Tax (2018)
A £1,138
B £1,327
C £1,517
D £1,706
E £2,085
F £2,465
G £2,844
H £3,413

Can I challenge my valuation?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
2nd Floor
Wellington House
38-44 Delamere St

A property owner can also ask for their property to be reassessed.

Stamp Duty on Middlewich properties

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

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

See stamp duty examples for properties in Middlewich:

  Average selling price (2017) Stamp Duty Land Tax
Average price £187,632 £1,252.64
Average price (detached) £240,540 £2,310.80
Average new build £222,041 £1,940.82
Higher rates of stamp duty apply to buyers of second home in the form of a surcharge of 3%. For example, if an existing homeowner bought a second home in Middlewich for the average price of £187,632 the stamp duty would be £9,381.60.

Stamp duty relief for first-time buyers in Middlewich

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Middlewich will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Middlewich

New build site

The risks associated with buying a leasehold property in the UK are increasingly coming to light. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting buyer, including:

  • absent freeholders
  • spiralling ground rents
  • incomplete management company accounts
  • unfair clauses in the lease
Serious consequences can result from an inexperienced conveyancer's bad leasehold advice.

A experienced conveyancing solicitor in Middlewich will address aspects of leasehold, for example :

  • understanding regional and era-specific nuances of leases
  • annual statements of account and budgets for service charges
  • managing agent practices
  • flats with varying lease terms
  • insurance reinstatement covenants

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Middlewich?

House under construction

2 newly-constructed homes have been bought in Middlewich in 2018 so far, according to data compiled by HMLR. The average price for Middlewich new builds is £268,495.

A new-build conveyancing solicitor in Middlewich must be well-versed in Middlewich-specific factors and the extra complexities associated with new build, e.g. handling the uncertainties of buying off plan and checking planning conditions have been fulfilled.

Our team of new build conveyancers deliver an independent appraisal of the legal status of the property, whilst being mindful of concerns like the home's future resaleability and excessive ground rent and service charges (where applicable).

Cheshire Conservation areas

Purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area conditions will affect your property.

Referred to as Article 4 directions, these conditions 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.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Middlewich's conservation areas.

Conveyancing - Selling a property in Middlewich

The legal process for a house sale is less complicated than for a property purchase. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to make sure that the home they are buying is not legally defective.

With a sale, conveyancing solicitors in Middlewich acting for the person selling effectively just answer the purchaser's enquiries.

What could go wrong?

Homes will often come with a range of legal issues (e.g. a solar panel 'rent a roof' scheme or having a flying freehold) which could frustrate the conveyancing process for weeks (or worse).

Property experts will generally suggest to vendors that they address such issues immediately.

Recommended reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is much more protracted in comparison with a freehold house.

Conveyancing solicitors in Middlewich will also need to carry out additional work, and this could include collating an up-to-date service charge statement, through to details of any slush fund for property maintenance.

In order to resolve any leasehold issues faster, it is strongly advised that the vendor contact a lawyer as soon as the decision is made to sell.

Can Quittance conveyancers act for the buyer and the vendor of the same home?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Middlewich, and a Quittance conveyancing solicitor is acting for the other side, you may want to instruct a property solicitor firm in Middlewich to undertake your legal work.

Local Middlewich conveyancing solicitor directory

  • Blain Boland and Thomas Limited, Wheelock Chambers, 74 Wheelock Street, Middlewich, Cheshire, CW10 9AB
  • Beeston Shenton Solicitors Ltd, Lea House, 5 Middlewich Road, Sandbach, Cheshire, CW11 1XR
  • Butcher and Barlow LLP, 31 Middlewich Road, Sandbach, Cheshire, CW11 1HW
  • Poole Alcock LLP, 6 Middlewich Road, Sandbach, Cheshire, CW11 1DL

Conveyancing - Remortgaging a property in Middlewich

Homeowners remortgage for a number of reasons, such as extending the mortgage term, or moving to an offset mortgage. The most common reason, however, is to get a lower interest rate.

You should be able to enjoy a better rate sooner by using a more efficient conveyancing solicitor in Middlewich, reducing the time the conveyancing takes to complete. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

The property lawyer conducting the legal work needs to be able to act for the new bank or building society. Quittance Conveyancing are on the panel for all major lenders, so whether you are changing to a cashback mortgage with Britannia or to a long-term fixed mortgage with the Skipton Building Society, we can help.

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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