Updated: October 12, 2018

Neston conveyancing solicitor fees

No Move, No Fee conveyancing in Neston

Conveyancing solicitor fees are the costs you pay to your Neston conveyancing solicitor for carrying out the legal work for a property transaction.

Are Neston conveyancing fees and costs fixed?

Our solicitors work on a No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Neston who offer services on a price per hour basis. Your quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like landlord's notice fees or local authority searches.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Neston cost in total?

Neston conveyancing fees will not vary. However, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Neston

Caveat emptor (buyer beware), was a fundamental principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

A Neston conveyancing solicitor will offer suggestions and advice after making their enquiries, assist in resolving any issues and ensure the title is transferred to the new owner.

The following examines those types of property which could be of concern to buyers who want conveyancing solicitors in Neston.

Your Neston conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like the Skipton Building Society or a large lender such as Lloyds Bank, before you select a Neston conveyancing solicitor it is paramount that you confirm that they can act on behalf of your mortgage lender.

A lot of lenders are only happy to work with a select panel of firms. If a solicitor is not on the panel of your mortgage lender, the lender will probably require a different solicitor firm to complete the legal work.

The borrower will be expected to pay this second solicitor's costs, and the conveyancing process can take much longer.

Failing to check your lawyer's lender panel status can mean serious delays.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (Cheshire West and Chester Council)

Searches are enquiries made of public bodies by Neston conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Banks and building societies also usually require property searches (sometimes referred to as 'conveyancing searches') to be applied for. These include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Cheshire West and Chester Council
Environmental searchenvironmental issues that could adversely affect the property
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specialised searches, such as a tin mining search or an energy search, may also be advised in the initial LA and Environmental searches.

The average processing time for Residential property searches ordered from Cheshire West and Chester Council is 8 weeks, so quicker regulated searches will be recommended.

Planning permissions

Office copies will also be sourced from HMLR by the buyer's conveyancing solicitor. This will help to expose any issues, for example outbuildings lying outside the boundary or a restrictive covenant against certain alterations.

Cheshire West and Chester Council Council Tax

The amount of council tax a homeowner in Neston will pay to Cheshire West and Chester Council will depend on the property's value and the number of residents. For example, a home in the Cheshire West and Chester Council area in Band C would pay £1,537 per annum.

A conveyancing solicitor in Neston will inform the purchaser of the home's council tax band as soon as they are 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 reduces the tax due to 75% which would equal £1,153.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where the property is uninhabitable.

Band Cheshire West and Chester Council Tax (2018)
A £1,153
B £1,345
C £1,537
D £1,729
E £2,113
F £2,498
G £2,882
H £3,458

Does anyone ever challenge their valuation?

To challenge your banding contact:

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

In the financial year 2016/17, 100 council tax challenges were made, and 40 resulted in a reduction.

Stamp Duty on Neston properties

After a home sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

Stamp Duty Land Tax will almost always need to be paid if the home being purchased is valued at over £125k.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

The following table illustrates stamp duty examples for typical properties in Neston:

  Average sale price (2017) Stamp Duty Land Tax
Average price £251,023 £2,551.15
Average price (detached) £348,224 £7,411.20
Average new build £234,243 £2,184.86
If you own another home or share in a home (including outside the UK)you will be subject to a stamp duty surcharge of 3%. So if a second property was bought for £251,023 then the SDLT total will be £20,081.84.

Stamp duty relief for first-time buyers in Neston

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000.

Neston conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Neston

New build site

It is not recommended to purchase a leasehold house or flat without being aware of the facts. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting purchaser, such as increasing ground rents and marriage value issues.

Serious financial ramifications can result from an inexperienced conveyancing solicitor's inaccurate leasehold advice.

A specialist conveyancing solicitor in Neston will address aspects of leasehold, including dealing with freeholders and managing agents, reviewing the lease itself (some leases are over 100 years old) and landlord/tenant disputes.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Neston?

Building site

4 newly-constructed homes have been bought in Neston in 2018 so far, according to data gathered by the Land Registry. The average purchase price of a new build home in Neston is £181,743.

The legal side of purchasing a new build home requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Neston must be aware of both region-specific factors and also must look into numerous things, including squaring developer incentives with lenders and handling initial Land Registry registration.

Quittance Conveyancing deliver an expert assessment of the legal status of the property, and in particular considerations like the home's subsequent marketability and sharply increasing ground rent and service charges (where applicable).

Cheshire Conservation areas

When acting for the buyer of a home in Neston, a conveyancing solicitor will confirm whether the property is in one of Neston's conservation areas. If it is, the home could be affected by specific building controls. These building controls can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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

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

Conveyancing - Selling a property in Neston

The conveyancing process on a sale of a house or flat is much simpler than for a purchase. The buyer's conveyancing solicitor conducts a comprehensive legal review on the home. Conveyancing solicitors in Neston acting for the vendor mostly just responds to enquiries made by the buyer's solicitor.

What could go wrong?

Issues, like Japanese Knotweed, can easily hinder your move.

Don't bury your head, trusting that the issue won't be discovered, instead get advice, face the issues head on, and find a solution as quickly as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold flat is significantly more technical than it is for a freehold home.

Conveyancing solicitors in Neston must usually carry out further legal work, which could include requesting the last 3 years' service charge accounts, through to reserve fund details.

In order to resolve any leasehold issues faster, it is highly recommended that the vendor contact a lawyer as soon as is practicable.

Can your conveyancing solicitors act for both sides?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a house sale.

If you are buying or selling a Neston property, and one of our conveyancing solicitors is doing the legal work for the other side, you could instruct a property solicitor firm in Neston to undertake your conveyancing.

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Conveyancing - Remortgaging a property in Neston

By far the most common reason people remortgage a home is to secure a lower interest rate. There are also a number of other reasons to remortgage, such as moving to an offset mortgage, or borrowing more to help pay for an extension.

An efficient conveyancing solicitor in Neston can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

So that they can confirm that the lender's interests are safeguarded, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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