Updated: October 12, 2018

Newton Le Willows conveyancing solicitor fees

No Move, No Fee conveyancing in Newton Le Willows

Conveyancing solicitor fees are the costs you pay your Newton Le Willows conveyancing solicitor for handling the legal work for your move.

Do Newton Le Willows conveyancing solicitors work on a fixed fee basis?

We work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Newton Le Willows who offer services 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.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing 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 HMLR fees or identity verification checks.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Newton Le Willows cost in total?

Conveyancing solicitor fees in Newton Le Willows will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, such as a mining search, may be necessary and council search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Work out the conveyancing fees for your move, with our conveyancing 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 Newton Le Willows

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

It remains, however, the duty of the conveyancing solicitor in Newton Le Willows to make enquiries about the property, report back in detail to the buyer and the lender, deal with any legal problems and register the title in the new owner's name.

The content below examines those types of property that involve additional hazards for people who want conveyancing solicitors in Newton Le Willows for a purchase.

Your Newton Le Willows conveyancing solicitor must be lender-approved

Before selecting a Newton Le Willows conveyancing solicitor, it is essential that you check that they are approved by your mortgage lender, whether you are taking out a mortgage from the Co-operative Bank, the Leeds Building Society or any other lender.

A lot of lenders are only prepared to work with a select group (often referred to as a 'panel') of firms that match certain criteria. If your solicitor can't act for your mortgage lender, the lender will require a different law firm to complete the legal work.

You will be expected to pay this alternate solicitor's fees and significant delays to your move could occur.

Your property purchase can be seriously delayed if you fail to confirm your conveyancing solicitor's lender panel status.

Quittance Conveyancing are on the panel of all mortgage lenders.

St Helens Borough Council searches and other searches

Searches are questions asked of various bodies by Newton Le Willows conveyancing solicitors to identify information and potential issues affecting your new home.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specific searches, such as a Crossrail search or a more detailed environmental report, may also be recommended in the initial search results.

The average processing time for conveyancing searches supplied by St Helens Borough Council is 7 weeks. Your lawyer will therefore recommend using faster personal searches.

Planning searches

Official Entries will also be obtained from the Land Registry by the buyer's conveyancing solicitor, helping to evidence any potential issues, for example a difference between the agent's floorplan and the title plan or restrictions that limit alterations.

St Helens Borough Council Council Tax

The council tax paid by a homeowner is based on a variety of factors that include the layout of the property and the value of the home as determined by the VOA in 1991. The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,665.

Conveyancing solicitors in Newton Le Willows will inform the buyer of the property's band once they are themselves notified.

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 £1,249.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or properties awaiting grant of probate. A new property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band St Helens Borough Council Tax (2018)
A £1,110
B £1,295
C £1,480
D £1,665
E £2,035
F £2,405
G £2,775
H £3,330

Are you paying too much?

To appeal contact:

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

A homeowner can ask for their property to be reassessed, and if the valuation is revised down, they may receive a refund.

Stamp Duty on Newton Le Willows properties

Given the complexity of the SDLT1 tax return form, only the experienced would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

If your home costs more than £125k then you will have to pay stamp duty.

Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See SDLT examples for properties in Newton Le Willows:

  Average sale price (2017) Stamp Duty
Average price £152,601 £552.02
Average price (detached) £221,914 £1,938.28
Average new build £171,740 £934.80

Stamp duty relief for first-time buyers in Newton Le Willows

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you are buying a second home for more than £40,000 then you will have to pay a 3% SDLT surcharge. So if a second home was bought for £152,601 then the stamp duty total will be £7,630.05.

Newton Le Willows conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Newton Le Willows

New build site

Buying a leasehold house or flat if you are unaware of the implications is ill-advised. The many potential traps awaiting an uninformed buyer can include sub-letting restrictions, costly and undisclosed major works and exponential ground rents.

Bad or incomplete leasehold advice, from a lawyer lacking in specialist knowledge, could have serious financial consequences.

If you intend to buy a leasehold property, a expert conveyancing solicitor in Newton Le Willows will investigate aspects of the leasehold purchase, including reviewing the lease, managing agent practices and annual statements of account and budgets for service charges.

Quittance Conveyancing's leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Newton Le Willows?

House under construction

139 new build houses and flats were purchased in Newton Le Willows last year, according to Her Majesty's Land Registry. The average sale price of Newton Le Willows new build properties is £171,740.

A new-build conveyancing solicitor in Newton Le Willows must be mindful of Newton Le Willows-specific issues and the added complexities of new build, like verifying rights of easements and handling structural guarantees.

Our new build conveyancing team are experts in working to developer exchange timeframes and representing buyers to achieve the best outcome.

Merseyside Conservation areas

If you are purchasing a house in one of Newton Le Willows's conservation areas, the property must not breach any conservation area building controls. Referred to as Article 4 directions, these conditions could include:

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

If a property is in breach, you could be instructed by the local council to return the home to its earlier condition, even if the previous owner carried out the alterations.

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

Conveyancing - Selling a property in Newton Le Willows

The legal side of a house sale is much easier than for a property purchase. When property changes hands, the burden lies entirely with the buyer to validate that the home they are buying can be mortgaged and is free from legal issues.

On the other hand, when selling, conveyancing solicitors in Newton Le Willows acting for the current owner only need to answer questions set by the buyer's conveyancing solicitor.

What could go wrong?

Obstacles, like a problematic solar panel lease or excessive ground rent, might hinder the sale process.

It is best not to procrastinate, hoping the issue will fix itself - get advice, face the issues head on, and find a solution ASAP.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The legal work for a leasehold property is significantly more protracted in comparison with a freehold house.

Conveyancing solicitors in Newton Le Willows will also perform extra work, which could include sourcing an up-to-date service charge statement, through to details of any deed of variation.

Experienced sellers will contact a property lawyer as soon as possible, and ideally before marketing the property, to mitigate predictable leasehold delays.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Newton Le Willows property, and one of our conveyancing solicitors is acting for the other side, you can contact a local Newton Le Willows conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Newton Le Willows

Although people consider remortgaging for a range of reasons, homeowners generally remortgage a home to get a more attractive interest rate.

An efficient conveyancing solicitor in Newton Le Willows 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 anticipated, fast conveyancing can be a crucial factor in securing your preferred rate.

It is crucial that the property lawyer undertaking the legal work can also act for your preferred lender. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are switching to a fixed-rate mortgage with the Royal Bank of Scotland or to a fixed-rate mortgage with the Bank of Ireland, 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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