Updated: October 12, 2018

Ormskirk conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ormskirk

Conveyancing solicitor fees are the charges you pay your Ormskirk conveyancing solicitor for the legal work associated with moving home.

Are Ormskirk conveyancing fees and costs fixed?

Some conveyancing solicitors in Ormskirk offer services on a price per hour basis. Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your quote explains exactly what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty or landlord's notice fees.

See: A guide to all conveyancing fees

How much will the total Ormskirk solicitor conveyancing fees be?

While conveyancing fees in Ormskirk will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, additional region-specific searches, e.g. utilities searches, may be needed and council search fees will vary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Ormskirk

The legal work for the purchase of a house or flat needs the Ormskirk conveyancing solicitor to consider a wide range of issues. Examples of such issues are defective property title (e.g. the title is subject to an estate contract) and planning issues affecting the mortgageability of the property.

The property lawyer will feed the results of their enquiries back to the purchaser, help with resolving any problems and ensure that the change of ownership is registered at the Land Registry.

This section of the article discusses those parts of the legal process for conveyancing solicitors in Ormskirk where specialist conveyancing skills may be crucial.

Your Ormskirk conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a large lender such as NatWest, to a niche mortgage lender like the Manchester Building Society. Before instructing a conveyancing solicitor in Ormskirk, it is essential that you check that they can act in the interests of 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 restricted panel of legal practices that meet stringent criteria.

If this is the case, the lender will require a second law firm to act in their interests, and you will be expected to pay this alternate solicitor's fees. This can frustrate or delay the process.

Failing to check the lender panel membership of your property lawyer can create problems and delays.

Our solicitors are on the panel of all banks and building societies.

West Lancashire District Council searches and other searches

Searches are enquiries made of public bodies by Ormskirk conveyancing solicitors to highlight issues affecting your planned purchase. They include:

Local Authority (LA) searchcontains information about the property and surrounding area held by West Lancashire District Council
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitythere is a risk that some Ormskirk properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More pertinent searches, such as a more detailed flood report or a geological search, may also be referred to subject to the outcome of the initial searches.

West Lancashire District Council has an estimated delivery time of 4 weeks for Residential property searches, so your solicitor will instead order faster regulated searches.

Finding planning permissions

Official Entries (or 'office copies') will also be applied for from HM Land Registry by the conveyancing solicitor acting for the purchaser. This will help to reveal planning issues. These issues could include restrictive covenants governing the use of the property or outbuildings missing from the title plan.

West Lancashire District Council Council Tax

Council tax is calculated by West Lancashire District Council on property value and the number of people living in the property. For example, for an average Band C property in Ormskirk, the amount due would be £1,560 per year.

Ormskirk conveyancing solicitors will inform a buyer of the property's tax band as soon as they are made aware.

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 £1,170.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or where an inhabitant is an 18 year old for whom child benefit is payable.

Band West Lancashire District Council Tax (2018)
A £1,170
B £1,365
C £1,560
D £1,755
E £2,144
F £2,534
G £2,924
H £3,509

What to do if you suspect your new home is incorrectly valued

The Valuation Office Agency (VOA) should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Redgrave Court
Merton Road
L20 7HS

Stamp Duty on Ormskirk 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.

Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to Her Majesty's Revenue and Customs (HMRC). It is due on properties bought for over £125k.

Quittance's integrated conveyancing case management system integrates with online tax return system to ensure that the stamp duty is paid efficiently.

See examples for typical Ormskirk properties:

  Average selling price (2018 to date) SDLT
Average price £242,564 £2,351.28
Average price (detached) £388,402 £9,420.10
Average new build £232,972 £2,159.44

Stamp duty relief for first-time buyers in Ormskirk

First-time buyer stamp duty relief is available on property purchases below £300k. Higher rates of SDLT apply to buyers of second residential property in the form of a stamp duty surcharge of 3%. So if a second home was bought for £242,564 then the SDLT total will be £12,128.20.

Conveyancing solicitors in Ormskirk will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Ormskirk

New build site

Purchasing a leasehold house or flat if you don't know what you are getting into can be fraught with risk. The many potential problems lying in wait for the unsuspecting buyer include:

  • ground rent multipliers
  • overpriced managing agent packs
  • marriage value issues
Bad or incomplete leasehold advice, from an inexperienced conveyancing solicitor, can have serious consequences.

A experienced conveyancing solicitor in Ormskirk will investigate aspects of the leasehold purchase, including ground rents and service charges, share of freehold complexity and absent freeholders.

Our team of leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Ormskirk?

House being built

The average purchase price of a new build home in Ormskirk is £232,972. 2 new build properties have been bought in Ormskirk in 2018 so far.

Purchasing a new build home can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Ormskirk must be mindful of local factors and must consider a range of factors, such as handling reservation fees and administering Help to Buy purchases.

Our team of new build conveyancers specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Lancashire

Whether you are buying a period cottage or a Georgian town house, if the property is in a protected conservation area, your plans to develop the property might not be allowed by West Lancashire District Council.

These constraints may include restrictions on replacing windows, restrictions on extensions normally within Permitted Development rights or restrictions on hard standings at the front of the property.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, 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 Ormskirk's conservation areas.

Conveyancing - Selling a property in Ormskirk

The legal work involved in a house sale is much easier than for a property purchase. With a purchase, the responsibility lies with the purchaser to validate that the home they are buying does not have any legal issues.

Conversely, when selling, conveyancing solicitors in Ormskirk acting for the current owner need only respond to the buyer's solicitor's formal enquiries.

What factors could threaten your sale?

A home can face a broad spectrum of challenges (e.g. previous or historic subsidence) that can frustrate a transaction.

Property specialists will usually recommend that sellers handle these issues as soon as they come to light.

Recommended reading:

Read more conveyancing advice for sellers.


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

Conveyancing solicitors in Ormskirk will also carry out additional work, such as getting all relevant freeholder information, through to a copy of any notices served on the leaseholder.

To reduce delays, it is highly recommended that the seller instructs a lawyer with leasehold experience as early in the process as possible, and ideally before marketing the property,.

Can Quittance conveyancers act for the buyer and the seller in a single transaction?

SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a Ormskirk property, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Ormskirk to undertake your legal work.

Local Ormskirk conveyancing solicitor directory

  • Brighouse Wolff, 28 Derby Street, Ormskirk, Lancashire, L39 2BY
  • Dickinson Parker Hill LLP, 22 Derby Street, Ormskirk, Lancashire, L39 2BZ
  • Mooney Everett Solicitors Limited, 30 Derby Street, Ormskirk, Lancashire, L39 2BY
  • Pro-visas and Immigration Solicitors, 22 Grammar School Court, Ormskirk, Lancashire, L39 4PY
  • Steve Davies Solicitors, 57 Liverpool Road North, Burscough, Ormskirk, Lancashire, L40 0SA

Conveyancing - Remortgaging a property in Ormskirk

By far the most common reason homeowners remortgage is to benefit from a lower interest rate. There are any number of other reasons to remortgage, such as releasing capital to pay off other debts, or getting on to a new fixed-rate deal.

Homeowners can enjoy the benefits of a better rate sooner with a more efficient conveyancing solicitor in Ormskirk. With future interest rate changes hard to predict, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer will act for both you and your new lender to ensure the lender's investment is secured.

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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