Updated: October 12, 2018

Poynton conveyancing solicitor fees

No Move, No Fee conveyancing in Poynton

Conveyancing solicitor fees will be paid to conveyancing solicitors in Poynton for carrying out the legal work for a property transaction.

Are Poynton conveyancing fees and costs fixed?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Poynton who carry out the legal work on a fees per hour basis. Your quote will set out all fees and other costs you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to the solicitor's 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 TT fees or Stamp Duty Land Tax (SDLT).

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Poynton cost in total?

Whilst conveyancing fees in Poynton will be the same as anywhere else in the country, the disbursements required can vary. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. 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 Poynton

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the duty of a buyer's legal representative to carry out due diligence on a planned purchase.

The conveyancing solicitor in Poynton will make recommendations following their enquiries, help to fix or resolve any legal issues and ensure that the full legal ownership is transferred.

This part of the article considers those types of property that may be of interest to people who need conveyancing solicitors in Poynton for a purchase.

Your Poynton conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche lender like Ahli United Bank or a large lender such as the Scottish Building Society, before instructing a conveyancing solicitor in Poynton it is paramount that you confirm that they can act on behalf of your chosen lender.

Most banks and building societies will only accept a restricted group of law firms. If a conveyancer can't act for your chosen lender, the lender will probably need a second firm to complete the legal work.

The purchaser will then have to cover this alternate solicitor's costs and significant delays to your move could occur.

Neglecting to check the lender panel membership of your conveyancing solicitor can mean serious delays.

Quittance Conveyancing are approved members of all lender panels.

Cheshire East Council searches

Property searches (sometimes referred to as 'conveyancing searches') will be applied for by Poynton conveyancing solicitors to help to identify any significant issues that might potentially compromise how much the property you are purchasing will be worth.

Searches are firstly carried out to satisfy the conditions of the lender. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will make you aware if your lender insists on any more searches, for example a Crossrail search or a more detailed plan search.

Buyers can expect to wait up to 4 weeks for conveyancing searches from Cheshire East Council. A private search company will be able to provide this information sooner.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will request official entries from HM Land Registry. This will help to expose any planning issues, for example discrepancies with the filed plan or right of access issues.

Cheshire East Council Council Tax

As a homeowner in Poynton, 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. For example, the occupier of a Tax Band B home in the Cheshire East Council area would pay annual council tax of £1,327.

A conveyancing solicitor in Poynton will inform the purchaser of the property's band once this is confirmed by the searches.

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 £995.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee.

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
Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
53 Manchester One
Portland Street
Manchester
M1 3LD
Lancashire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 120 council tax challenges were made, of which 50 were upheld and refunds awarded.

Stamp Duty on Poynton properties

The current SDLT threshold is £125,000 in England and Wales. After a home sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the SDLT process.

See examples for Cheshire properties:

  Average sale price (2017) SDLT
Average price £194,128 £1,382.56
Average price (detached) £302,809 £5,140.45
Average new build £252,496 £2,624.80

Stamp duty relief for first-time buyers in Poynton

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Poynton for the average price of £194,128 the SDLT would be £9,706.40.

Conveyancing solicitors in Poynton will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Poynton

New build site

Buying a leasehold home if you are unaware of the implications is ill-advised. The numerous common problems lying in wait for the unsuspecting buyer can include:

  • onerous covenants
  • unreasonable managing agent fees
  • sub-letting restrictions
  • ground rent multipliers
Severe consequences can result from a less-experienced conveyancer's failure to give good leasehold advice.

If you intend to buy a leasehold property, a good conveyancing solicitor in Poynton will consider potential leasehold issues, e.g. reviewing the lease itself (some documents can be centuries old), managing agent or landlord enquiries and service charges and whether they have been collected.

Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Poynton?

House being built

The average value of Poynton new build properties is £252,496, according to data sourced by the HM Land Registry. 938 new build houses and flats were purchased in Poynton last year.

Buying a new build is generally more complex than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Poynton must be mindful of both region-specific issues and also must check numerous things, such as handling structural guarantees and handling withdrawal under the Consumer Code for Housebuilders.

Our team of new build conveyancers are specialists in new build purchases and working to tight developer deadlines.

Cheshire Conservation areas

Whether you are purchasing a thatched cottage or a Victorian detached house, if the house is in a defined conservation area, your plans to develop the house might not be allowed by Cheshire East Council.

Called Article 4 directions, these building controls may include anything from general restrictions governing non-uniform additions or modifications, to a prohibition on roof terraces.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Poynton.

Conveyancing - Selling a property in Poynton

The legal process for a sale of a home is simpler than when buying. The buyer's conveyancing solicitor will carry out a detailed investigation on the legal title of your home. Conveyancing solicitors in Poynton acting for the vendor effectively just gathers information relating to the property and answers the purchaser's enquiries .

What steps can you take to improve the odds of your sale going through?

A home can be burdened by a series of legal problems (for example a boundary dispute or where the property differs from the title plan) that can threaten a transaction.

It is generally a good idea that sellers tackle such issues head on.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold

The legal work for a leasehold property is much more protracted than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Poynton will need to conduct extra work, which could include obtaining the latest service charge and ground rent statement or any details of any ongoing enfranchisement process.

It is highly recommended that the vendor contact a solicitor as soon as the decision is made to sell to reduce leasehold-related delays.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

SRA rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. Conveyancers who are regulated by the CLC, however, can act for both sides.

You could instruct a property solicitor firm in Poynton to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Poynton

Whilst there are many reasons to consider remortgaging, homeowners generally remortgage their home to save money with a lower rate.

You can appreciate the benefits of a lower rate faster by using a more proactive conveyancing solicitor in Poynton, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in securing your preferred rate.

It is key that the property lawyer carrying out the remortgage is also able to act for your preferred bank or building society. Our conveyancing team are on all major lenders' panels. So no matter whether you are switching to a tracker with the Halifax or to a repayment mortgage with the Leeds Building Society, Quittance 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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