Award-winning No Move, No Fee conveyancing for Oldham home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer guaranteed fixed conveyancing fees, and you will never be uninformed about how your move is progressing, thanks to our focus on proactive communication.
Whether you are buying or selling a property and need conveyancing solicitors in Oldham, our award-winning No Sale, No Fee property lawyers are here to help.
If, for any reason at all, your home move does not proceed our no sale no fee service means you won't incur any conveyancing solicitors' legal fees.
Oldham's most communicative conveyancing service
Slow property lawyer communication can be one of the most trying aspects of the home moving process.
The official bodies of Oldham property lawyers are heavily focussed on promoting proactive communication, and the charters of the Council for Licensed Conveyancers and the Conveyancing Quality Scheme (CQS) make pointed reference to the required standard of communication.
Despite this, inadequate communication remains among the most common complaints made against solicitors.
Our Oldham conveyancing solicitors provide an exceptional property legal service. We strive to give you the answers you require using your preferred method of communication, 7 days a week:
- Cheapest Oldham conveyancing solicitors fees
- Your dedicated conveyancing lawyer's direct line
- Instant progress updates via SMS, phone and email
- View your complete file online
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
Updated: October 12, 2018
Oldham conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Oldham
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Oldham for the legal work associated with moving home.
How are Oldham conveyancing fees calculated?
We work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Oldham who offer services on a cost per hour basis. Your quote will set out exactly what you will need to pay when your house or flat sale completes.
Are there any other costs in addition to conveyancing fees?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
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, such as Stamp Duty or ID checks.
How much will the total conveyancing fees in Oldham cost?
Conveyancing solicitor fees in Oldham should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, such as transport searches, may be needed and Local Authority (LA) Search fees will vary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Oldham
Previously the most productive cotton spinning mill town in the world, 21st century Oldham is now predominantly a residential town, situated on the edge of the Pennines, north-east of Manchester. Although still dominated by its industrial heritage, major regeneration is in progress, with new homes and new shops being built in the town centre and a new 'Independent Quarter' promotes independent businesses and entrepreneurs.
Affordable property, easy access to the Manchester nightlife and the Peak District National Park just a short journey away make Oldham an attractive prospect for first-time buyers.
Conveyancing for buyers
Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. This maxim no longer applies, however, it is still the duty of a buyer's solicitor to undertake due diligence on the property to be purchased.
The Oldham conveyancing solicitor will make recommendations after making their enquiries, assist in resolving any issues and confirm that the Land Registry's record of the property is updated.
The following gives useful information for homebuyers who want conveyancing solicitors in Oldham.
Your Oldham conveyancing solicitor must be lender-approved
Whether your mortgage is with a less common lender like the Harpenden Building Society or a large lender such as Barclays Bank, before selecting a conveyancing solicitor in Oldham you must confirm that they are on the panel of your chosen lender.
Most banks and building societies will only work with a selected list (known as a 'panel') of firms. If a solicitor is unable to act for your chosen lender, the lender will need a second firm to complete the legal work.
The borrower will then have to cover this substitute lawyer's costs, and weeks could be added to the conveyancing process.
Our conveyancing solicitors can act on behalf of all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Oldham Metropolitan Borough Council searches
Residential property searches are questions asked of various bodies by Oldham conveyancing solicitors to identify information and potential issues affecting your new home. They include:
- Local Authority search - exposes issues like road schemes that could affect the property
- Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
- Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
- Chancel repair liability - there is a risk that some Oldham properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
Your solicitor will tell you if your chosen lender requires any more searches, such as a radon gas search or a geological search.
Oldham Metropolitan Borough Council has an approximate delivery time of 4 weeks for searches, so your solicitor will instead apply for quicker personal searches.
Ensuring planning permission is in place
Your conveyancing solicitor also retrieves the Title Register from HM Land Registry. This will help to expose any potential issues, for example outbuildings missing from the title plan or that a restrictive covenant has been breached.
Oldham Metropolitan Borough Council Council Tax
As a homeowner in Oldham, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Band D, for example, would owe annual council tax of £1,809.
Oldham conveyancing solicitors will inform a buyer of the property's tax 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 (25%) would reduce the tax due to £1,357.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is owned by a charity and is unoccupied.
|Band||Oldham Metropolitan Borough Council Tax (2018)|
Can I challenge my valuation?To challenge your banding contact:
Valuation Office Agency
53 Manchester One
In the 2016/17 financial year, 30 council tax challenges were made, and 10 resulted in a reduction.
Stamp Duty on Oldham properties
The purchaser's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If you are buying a residential property in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k.
Quittance Conveyancing ensure that the hard to understand SDLT1 form is completed accurately and without delay.
See table below for stamp duty examples for homes in Oldham:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£276,684||£3,834.20|
|Average new build||£183,232||£1,164.64|
Stamp duty relief for first-time buyers in Oldham
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.
Conveyancing solicitors in Oldham should ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Oldham
It is risky to purchase a leasehold house or flat without understanding the implications. The many potential traps awaiting an uninformed buyer could include doubling ground rents and sinking fund issues.
If you are planning to purchase a leasehold property, a good conveyancing solicitor in Oldham will consider possible leasehold issues, for example :
- checking the lease itself
- dealing with freeholders and managing agents
- service charges, ground rents and buildings insurance arrangements
- freeholder plans to sell the building
Our team of leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Oldham?
The average sale price of Oldham new build property is £193,495. 12 new build homes have been bought in Oldham in 2018 so far.
A new-build conveyancing solicitor in Oldham will need to be familiar with both local Oldham factors as well as new build's additional complexities, like confirming Section 38 agreements and handling equity loan schemes.
Our award-winning new build team are experts in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.
Conservation areas in Lancashire
Whether you are intending to buy a period coach house or a Victorian family home, if the house is in a designated conservation area, your plans to develop the house may not be allowed by the local authority.
These building controls, called Article 4 Directions, could include:
- Limits on the use of non-traditional building materials
- A ban on uPVC window frames
- Restrictions on outbuildings and extensions
The local authority can order any non-compliant alterations to a property to be changed or removed.
Conservation areas in Oldham include Grange, Holly Grove and Ladhill Lane. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Oldham's conservation areas.
Conveyancing - Selling a property in Oldham
Conveyancing for a property sale is normally less troublesome than for a purchase. With a property purchase, the burden is on the buyer to satisfy themselves that the property they are purchasing is legally sound and meets their mortgage lender's criteria.
With a sale, conveyancing solicitors in Oldham acting for the person selling need only answer enquiries made on behalf of the buyer.
How to minimise the risk of your sale falling through
Common issues, like a dispute with a neighbour or parking issues or disputes, can seriously endanger a transaction if not dealt with promptly.
Don't ignore the issue, waiting to see if the problem is discovered - a better course of action will be to get advice and work to resolve it as quickly as possible.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- What to do if selling a home without planning permission
Read more conveyancing advice for sellers.
Selling a leasehold property
The legal work for a leasehold flat is a great deal more protracted than it is for a freehold home.
Conveyancing solicitors in Oldham will also carry out additional work, such as getting all relevant freeholder information, through to details of any consents for alterations.
It is strongly advised that you instruct a lawyer as early as possible to reduce delays associated with leasehold property and particularly the time lost sourcing management packs.
What if Quittance conveyancers are acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a property sale and purchase.
If you are buying or selling a Oldham home, and a Quittance solicitor is acting for the other side, you could contact a local Oldham conveyancing solicitor firm to handle your legal work.
Local Oldham conveyancing solicitor directory
- Garratts, King Street Buildings, Manchester Street, Oldham, Greater Manchester, OL8 1DH
- Kemps Solicitors, 19-25 Union Street, Oldham, Lancashire, OL1 1HA
- Mellor Solicitors Limited, 8 Church Lane, Oldham, OL1 3AP
- North Ainley, 34-36 Clegg Street, Oldham, Greater Manchester, OL1 1PS
- Scott Hyman & Co, Lancashire House, Winters Court, 12 Church Lane, Ol1 3an, Oldham, Lancashire, OL1 3AN
Conveyancing - Remortgaging a property in Oldham
People remortgage a home for a variety of reasons, such as consolidating debts, or moving from a standard variable rate (SVR) to a fixed-rate. The most common reason, however, is to secure a better rate of interest.
You will typically be able to benefit from a better rate earlier by using a more proactive conveyancing solicitor in Oldham. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can play a key role in getting on to the rate you want.
The property lawyer conducting the legal work should also be able to act for the new bank or building society. Our conveyancers are on all major lenders' panels, so no matter whether you are moving to a tracker with the NatWest or to a capped-rate mortgage with the Darlington Building Society, we can help.
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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