Updated: October 12, 2018

Nantwich conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Nantwich

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

Are Nantwich conveyancing fees and costs fixed?

We work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Nantwich who offer services on a price per hour basis. Your conveyancing quote sets out exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

You will need to budget for 'disbursements', on top of the 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 office copies or Land Registry fees.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Nantwich cost?

While conveyancing fees in Nantwich will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a flood plain search, may be necessary.

With Quittance, there are no hidden costs or nasty surprises. For a standard conveyancing transaction, the conveyancing fee 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Nantwich

The conveyancing for a home purchase will require a Nantwich conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing easements) to issues impacting on the future saleability of the home.

The conveyancer will feed the results of their enquiries back to the purchaser, help with resolving any problems and confirm that the Land Registry's record of the property is updated.

This section considers the types of residential property which may involve additional risk for homebuyers searching for conveyancing solicitors in Nantwich.

Your Nantwich conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a major lender such as NatWest, to a niche lender like DB UK Bank. Before you appoint a Nantwich conveyancing solicitor, it is essential that you check that they can act for your mortgage lender.

Quite a few mortgage lenders will only work with a selected list (their 'panel') of legal practices. If your solicitor can't act for your mortgage lender, the lender will likely need a different firm to carry out the legal work.

The buyer will be expected to pay this alternate lawyer's costs and the conveyancing process could take much longer.

Failing to check your property solicitor's lender panel status can frustrate the process.

Quittance Conveyancing are approved to act for all banks and building societies.

Property Searches (Cheshire East Council)

Property searches are carried out by Nantwich conveyancing solicitors in order to identify any significant issues that might possibly compromise the value of your house or flat. They include:

  • Local Authority search - contains information about the property and surrounding area held by Cheshire East Council
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Additional searches, such as a more detailed flood report or a more detailed plan search, may also be referred to depending on the contents of the standard searches.

Purchasers will have to endure a wait of roughly 4 weeks for Residential property searches supplied by Cheshire East Council. As a result, quicker regulated searches will be recommended.

Checking planning permission status

Office copies will also be ordered from HMLR by your conveyancing solicitor. This will help to expose potential planning issues, such as discrepancies with the filed plan or restrictive covenants governing the use of the property.

Cheshire East Council Council Tax

Cheshire East Council calculate your council tax based on a variety of factors including the size and character of the home and the value of the property. E.g. for an average Valuation Band C home in Nantwich, the tax would be £1,517.

A conveyancing solicitor in Nantwich will inform the purchaser of the property's tax band once they have the Local Authority search results.

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 £1,138.

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

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 appeal against my band?

A property owner can also ask for their property to be reassessed. To challenge your banding contact:

Valuation Office Agency
2nd Floor
Wellington House
38-44 Delamere St
Crewe
CW1 2LQ
Cheshire

Stamp Duty on Nantwich properties

The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

The threshold for Stamp Duty Land Tax for a house is £125,000.

Quittance's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See Stamp Duty Land Tax examples for properties in Nantwich:

  Average sale price (2017) Stamp Duty Land Tax
Average price £260,388 £3,019.40
Average price (detached) £359,441 £7,972.05
Average new build £300,805 £5,040.25

Stamp duty relief for first-time buyers in Nantwich

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. If you own another home or share in a home (including outside the UK)you will be subject to a surcharge of 3%. Therefore, if a homeowner in Nantwich bought a second home for the average price of £260,388 the SDLT would be £20,831.04.

Nantwich conveyancing solicitors should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Nantwich

New build site

The risks of buying a leasehold property are of serious concern. Numerous legal complications could be lying in wait for the unsuspecting buyer, including:

  • spiralling ground rents
  • unfair clauses in the lease
  • unpaid service charges by the existing leaseholder
  • sub-letting restrictions
Erroneous leasehold advice, from a property lawyer with only freehold experience, could have serious financial implications.

A good conveyancing solicitor in Nantwich will consider potential leasehold issues, e.g. reviewing the lease, reviewing correspondence between the freeholder and leaseholder and any recent demands for service charges and ground rent.

Ensure that you are fully-informed regarding your planned purchase - Contact our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Nantwich?

New build building site

The average sale price of Nantwich new build properties is £214,998, based on data published by the Land Registry. 3 newly-constructed homes have been bought in Nantwich in 2018 so far.

Buying a new build property can be more complex than any other type of conveyancing. Therefore a Nantwich conveyancing solicitor needs to be conscious of local Nantwich considerations and will examine a number of areas, such as squaring developer incentives with lenders and investigating road and drainage issues.

With our new build team, you will get an expert appraisal of the legal title of the house or apartment, looking out for concerns like problematic leasehold terms and 'doubling' ground rent and service charges (where applicable).

Cheshire Conservation areas

Whether you are looking for Tudor-style or Edwardian architecture, purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area building controls will affect your property.

These restrictions, called Article 4 Directions, could include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

If a property is in breach, you could be ordered by the local planning authority to return the home to its earlier condition, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Nantwich

The conveyancing process on a house sale is much simpler than for a purchase. The buyer's conveyancer has to carry out a detailed legal assessment on the home, whereas conveyancing solicitors in Nantwich acting for the seller simply gathers information relating to the property and answers the buyer's questions .

What could go wrong?

Obstacles, like where the property differs from the title plan, can frustrate the sale process if not dealt with promptly.

It is generally recommended for vendors to address these issues immediately.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is quite a lot more technical than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Nantwich will need to conduct additional tasks, and this could include getting all relevant freeholder information or any documentation relating to forfeiture proceedings.

You should instruct a conveyancer as soon as an estate agent is chosen to reduce the impact of any leasehold-caused difficulties.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority rules prevent a single conveyancing solicitor from acting on both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both parties.

If you are buying or selling a Nantwich property, and a Quittance solicitor is carrying out the legal work for the other side, you could instruct a property solicitor firm in Nantwich to carry out your legal work.

Local Nantwich conveyancing solicitor directory

  • Bowcock Cuerden LLP, South Cheshire House, Manor Road, Nantwich, Cheshire, CW5 5LX
  • Hall Smith Whittingham LLP, 1 Dysart Buildings, Nantwich, Cheshire, CW5 5DP
  • Hibberts LLP, 25 Barker Street, Nantwich, Cheshire, CW5 5EN
  • Poole Alcock LLP, 222-224 Nantwich Road, Crewe, CW2 6BP
  • Fd Law Limited, Manchester House, 213 Nantwich Road, Crewe, Cheshire, CW2 6DA

Conveyancing - Remortgaging a property in Nantwich

Whilst homeowners consider remortgaging for a range of reasons, homeowners generally remortgage to secure a better rate of interest.

Homeowners can appreciate the benefits of a lower rate faster with a more efficient conveyancing solicitor in Nantwich. They will work to reduce the processing time of the conveyancing. With rate rises anticipated, fast conveyancing can be a contributing factor to securing the rate you want.

The property lawyer conducting the legal work needs to be able to act for the new lender. Our conveyancers are on all major UK lenders' panels. So no matter whether you are changing to a flexible mortgage with Lloyds Bank or to a capped-rate mortgage with the Bank of Ireland, our remortgage specialists 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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