Updated: October 12, 2018

Mossley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Mossley

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Mossley for carrying out the legal work for a property transaction.

How are Mossley conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Mossley who carry out the legal work on an hourly-rate basis. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

What are disbursements?

You will have to pay any 'disbursements', in addition to conveyancing solicitor 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 Stamp Duty Land Tax (SDLT) or TT fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Mossley cost?

Though conveyancing fees in Mossley will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as transport searches, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance. 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 Mossley

As a key part of the conveyancing for a property buyer, the Mossley conveyancing solicitor will look into the title of the property and feed the results of their enquiries back to the buyer.

The conveyancer will offer professional advice after making their enquiries, iron out any legal issues and ensure the title is transferred to the new owner.

This section examines elements of the legal process for conveyancing solicitors in Mossley that require specialised skills.

Your Mossley conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Santander, Fleet Mortgages or any other lender, before you choose a conveyancing solicitor in Mossley you must confirm that they can represent your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some mortgage lenders are only happy to work with a selected list (known as a 'panel') of firms that meet stringent criteria.

In this case, the lender will probably require a different law firm to complete the legal work, and you will then have to cover this substitute solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

Not checking your conveyancing solicitor's lender panel status could jeopardise the sale.

Our conveyancing solicitors are approved members of all lender panels.

Residential Property Searches (Tameside Metropolitan Borough Council)

Residential property searches are questions submitted to public bodies by Mossley conveyancing solicitors to help uncover relevant information about your new home.

Searches are firstly carried out to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a highways authority search or a more detailed environmental report, may also be advised in the standard searches.

Tameside Metropolitan Borough Council has an average delivery time of 5 weeks for conveyancing searches. Your lawyer will therefore recommend using faster personal searches.

Planning searches

Official Entries (or 'office copies') will also be obtained from HMLR by the purchaser's conveyancing solicitor. This will help to expose potential planning issues, such as errors on the title plan or neighbours' rights of access.

Tameside Metropolitan Borough Council Council Tax

Council tax is calculated by Tameside Metropolitan Borough Council on property value and the number of people living in the property. For example, a house in the Tameside Metropolitan Borough Council area in Tax Band B would pay £1,288 per annum.

Mossley conveyancing solicitors will inform a purchaser of the property's 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 £966.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is left empty by someone receiving medical treatment.

Band Tameside Metropolitan Borough Council Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,024
F £2,392
G £2,760
H £3,311

Could you be overpaying?

The Valuation Office Agency should reassess a property's band on request. To appeal contact:

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

Stamp Duty on Mossley properties

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

A purchaser will usually need to pay SDLT if the property they are buying is valued at over £125,000.

Quittance Conveyancing's case management system are fully integrated with HM Revenue & Customs's online tax return system.

See examples for local properties:

  Average sale 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
If you are buying a second home for over £40,000 then you will have to pay a 3% surcharge. Following the example above, if a homeowner bought a second home in Mossley for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Mossley

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Mossley conveyancing solicitors will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Mossley

New build site

Buying a leasehold property if you are unaware of the facts can be costly. There is a wide range of sometimes obscure legal issues that may be lying in wait for an uninformed purchaser, such as overpriced managing agent packs, exponential ground rents and excessive freehold premiums.

Serious consequences can result from a less-experienced lawyer's erroneous leasehold advice.

A competent conveyancing solicitor in Mossley will consider potential leasehold issues, including :

  • sometimes ancient and arcane lease documents
  • current-year service charge estimates
  • dealing with freeholders
  • alterations since the lease was granted
  • residents? management company

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

Buying a 'New Build' property in Mossley?

House under construction

The average purchase price of a new build property in Mossley is £268,317. 3033 brand new homes were purchased in Radcliffe last year.

A new-build conveyancing solicitor in Mossley must be well-versed in regional issues and new build's additional complexities, like negotiating new build contracts and checking the suitability of new build insurance.

With our new build team, you will get an independent assessment of the property's legal status, and in particular factors ranging from problematic leasehold terms to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in Greater Manchester

When acting for the buyer of a home in Mossley, a conveyancing solicitor will need to confirm if the residential property is in one of Mossley's conservation areas. If it is, the home could be affected by certain restrictions. Referred to as Article 4 directions, these restrictions can include limitations on skylights, restrictions on extensions normally within Permitted Development rights or general restrictions governing unsympathetic additions or modifications.

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.

Your conveyancing solicitor will address whether your planned purchase is located one of Mossley's conservation areas.

Conveyancing - Selling a property in Mossley

The legal side of a house sale is less complicated than when buying. The buyer's solicitor undertakes extensive due diligence into the property and its legal title. Conveyancing solicitors in Mossley acting for the seller, however, mostly just answers the purchaser's enquiries.

Factors that could delay or endanger your home sale

A home will frequently have many potential complications (for example not having a building regulations completion certificate or not having full title) which could prevent a purchase from completing.

You shouldn't bury your head in the sand and hope any such problems will go away, instead seek out professional help, square up to the issue(s), and find a solution at the earliest stage.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold property is significantly more complex than for a more straightforward freehold house.

Conveyancing solicitors in Mossley will also perform extra work, for example liaising with the management company to obtain a complete pack of managing agent information, through to information about any reserve fund that may be held.

To speed up the leasehold conveyancing process, it is strongly advised that the seller instructs leasehold-specialist property lawyer as soon as is practicable.

What if you are already acting for the other side?

SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

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

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Conveyancing - Remortgaging a property in Mossley

Securing a lower rate is primarily why homeowners decide to switch lenders. There are other reasons, such as moving from a standard variable rate (SVR) to a fixed-rate, or releasing capital to pay off other debts.

A proactive conveyancing solicitor in Mossley can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With rate rises hard to predict, fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer carrying out your remortgage should also be able to act for your preferred lender. Our conveyancers are on all major UK lenders' panels, so no matter whether you are moving to a 100% mortgage with Britannia or to a variable-rate mortgage with the Barnsley Building Society, we can assist.

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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