Award-winning No Move, No Fee conveyancing for Prenton home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our award-winning No Sale, No Fee property lawyers help home buyers and sellers looking for conveyancing solicitors in Prenton and across Merseyside.
Quittance believe that proactive communication is the key to a stress free move and our guaranteed fixed conveyancing fees service means no hidden fees.
Our no move no fee service means should your move not proceed, you won't incur any conveyancing solicitors' legal fees at all.
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Prenton's most communicative conveyancing service
Approximately half of those who participated in a survey conducted by InfoTrack complained about poor solicitor communication.
The Law Society's CQS client service charter specifically references conveyancing solicitors communicating better.
Notwithstanding attempts by regulators to address the issue, according to a Conveyancing Association survey, over a fifth of property transactions never complete due to inadequate communication.
Keeping you in the loop
Quittance Conveyancing's team of Prenton conveyancing solicitors offer an unmatched property legal service. We deliver to buyers and sellers a proactive and informative legal service using email, phone and via our case management app, 7 days a week:
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Updated: October 12, 2018
Prenton conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Prenton
Conveyancing solicitor fees are the charges you pay your Prenton conveyancing solicitor for the legal work associated with buying or selling a property.
Are Prenton conveyancing fees and costs fixed?
Our solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Prenton who carry out the legal work on a fees per hour basis. Your conveyancing quote explains all fees and other costs you will be charged when your property transaction has completed.
What are disbursements?
You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like identity verification checks or Stamp Duty Land Tax.
How much will the total conveyancing fees in Prenton cost?
While conveyancing fees in Prenton will be the same as anywhere else in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a Coal Authority search, may be needed.
For a standard home sale or purchase, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Prenton
The conveyancing for a property purchase requires the conveyancing solicitor in Prenton to consider a wide range of issues. Examples of such issues can range from problems with the property's title (e.g. adverse possession) to issues impacting on the future saleability of the home.
The buyer's lawyer will report their findings back to the buyer and their bank or lender (if there is a mortgage), solve outstanding issues and ensure that the full legal ownership is transferred.
This section examines the types of residential property which could be of concern to homebuyers who want conveyancing solicitors in Prenton.
Your Prenton conveyancing solicitor must be lender-approved
Whether your mortgage is with a large lender like the HSBC or a niche mortgage lender such as GE Money Home Lending, before you choose a Prenton conveyancing solicitor it is paramount that you confirm that they are on the approved panel of your lender.
A lot of banks and building societies are only prepared to work with a selected list (known as a 'panel') of firms. If a conveyancer is not on the panel of your lender, the lender will require a different law firm to carry out the legal work.
You will usually need to pay this alternate solicitor's costs, and the conveyancing process can take much longer.
Quittance Conveyancing are on the panel of all banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Wigan Metropolitan Borough Council searches
Property searches are questions asked of various bodies by Prenton conveyancing solicitors to help uncover relevant information about your new home.
Lenders will also require specific searches to be obtained. These include:
|Local Authority (LA) search||reveals planning applications, decisions and enforcement notices for planning breaches.|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.|
|Chancel repair liability||involves 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.|
Your conveyancer will make you aware if your chosen lender wants any more searches, e.g. a highways search or a contaminated land report.
The approximate delivery time for Local Authority searches from Wigan Metropolitan Borough Council is 4 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
Your conveyancing solicitor will request an 'Official Copy of the Title Register' from the Land Registry. This helps to find any potential issues, such as outbuildings lying outside the boundary or neighbours' rights of access.
Wirral Metropolitan Borough Council Tax
Council tax is calculated by Wirral Metropolitan Borough on property value and the number of people living in the property. E.g. a house in the Wirral Metropolitan Borough area in Band D would pay £1,734 per annum.
Conveyancing solicitors in Prenton will inform the purchaser of the home's council 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 £1,300.
Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch.
|Band||Wirral Metropolitan Borough Tax (2018)|
Could I be overpaying council tax?To challenge your banding contact:
Valuation Office Agency
The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Prenton properties
If a house is valued at over £125,000, the purchaser usually must pay Stamp Duty Land Tax.
Quittance use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.
The following table illustrates Stamp Duty Land Tax examples for typical properties in Prenton:
|Average selling price (2017)||SDLT|
|Average price (detached)||£315,196||£5,759.80|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Prenton
Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. For example, if a homeowner bought a second home in Prenton for the average price of £183,323 the SDLT would be £9,166.15.
Prenton conveyancing solicitors will confirm the right tax is paid.
Buying a flat? Leasehold conveyancing in Prenton
Purchasing a leasehold property is not as simple as buying a freehold home. Numerous technical issues may be awaiting an uninformed buyer, including:
- costly and undisclosed major works
- unfair developer practices
- excessive freehold premiums
- increasing ground rents
If you are planning to buy a property with a lease, a competent conveyancing solicitor in Prenton will consider potential leasehold issues, such as reviewing the lease itself (some documents can be centuries old), managing agent or landlord enquiries and service charges for relevant date periods.
Make sure that you are fully-informed regarding your planned purchase thanks to our team of leasehold conveyancing solicitors.
Buying a 'New Build' property in Prenton?
- new builds -, according to local information gathered by HMLR. The average value of a new build in Prenton is -.
A new-build conveyancing solicitor in Prenton will need to be aware of both local Prenton factors as well as new build-specific issues, like confirming Section 38 agreements, helping with mortgage offer extension terms and registering ownership with warranty providers, including NHBC, Advantage and CRL.
Our highly qualified team of new build conveyancers are specialists in meeting short developer deadlines and representing buyers to achieve the best outcome.
Conservation areas in Merseyside
If you are buying a house in one of Prenton's conservation areas, the property must not breach any conservation area restrictions. These constraints, called Article 4 Directions, may include anything from restrictions on replacing roof tiles, to general restrictions governing unsympathetic additions or modifications.
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.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Prenton.
Conveyancing - Selling a property in Prenton
The legal work involved in a sale of a house or flat is generally simpler than for a property purchase. When a house or flat changes hands, the principle of 'buyer beware' means that the onus lies entirely with the buyer to make sure that the title of the property they are buying is mortgageable and free from legal issues.
Conversely, when selling, conveyancing solicitors in Prenton acting for the vendor just answer the buyer's solicitor's questions.
Factors that could delay or endanger your property sale
Obstacles, such as missing planning regulations, can significantly hinder a transaction if they are ignored.
It is not recommended that you put off finding a solution and hope any such problems will go away, instead talk to a professional and tackle it as soon as you can.
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
Read more conveyancing advice for sellers.
The legal work for a leasehold property is quite a lot more complicated than for a freehold property.
Prenton conveyancing solicitors must usually carry out further legal work, and this could include sourcing an up-to-date service charge statement, through to the memorandum of articles of association (if applicable).
To accelerate the handling of the leasehold work, it is strongly advised that you instruct a leasehold-specialist conveyancer as early as possible.
What if your conveyancing solicitors are acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a property sale.
You can contact a property solicitor firm in Prenton to handle your legal work, if a Quittance conveyancer is acting for the other side.0
Conveyancing - Remortgaging a property in Prenton
Homeowners remortgage for all sorts of reasons, including wanting to borrow more, or moving to an offset mortgage. By far the most common reason, however, is simply to get a better rate.
A proactive conveyancing solicitor in Prenton can reduce the remortgage processing time, and move you to the better rate sooner. With the future of interest rates unclear, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.
Your property lawyer should also be able to act for the new lender. Quittance Conveyancing are on the panel for all major UK lenders, so whether you are changing to a fixed-rate mortgage with Bradford & Bingley or to a capped-rate mortgage with the Yorkshire Bank, our remortgage team can assist.
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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