Updated: October 12, 2018

Radcliffe conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Radcliffe

Conveyancing solicitor fees will be paid to your Radcliffe conveyancing solicitor for carrying out the legal work for a property transaction.

Are Radcliffe conveyancing fees and costs fixed?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Radcliffe who work on a cost per hour basis. Your conveyancing quote explains what fees you will need to pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the legal 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, such as Stamp Duty Land Tax or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Radcliffe cost?

Whilst conveyancing fees in Radcliffe will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, e.g. a Coal Authority search, may be needed and Local Authority Search fees can vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Radcliffe

The conveyancing for a property purchase needs a conveyancing solicitor in Radcliffe 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 property lawyer will report their findings back to the purchaser, help with resolving any problems and ensure the title is transferred to the new owner.

This article considers the types of residential property that could involve extra risk for buyers who want conveyancing solicitors in Radcliffe.

Your Radcliffe conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like Coutts or a large lender such as Halifax, before choosing a conveyancing solicitor in Radcliffe it is very important that you make sure that they are on the approved panel of your lender.

Most lenders only accept a select panel of law firms. If a conveyancer can't act for your lender, the lender will probably require a different legal firm to complete the legal work.

The purchaser will usually need to pay this alternative lawyer's costs and significant delays to your move could occur.

Significant delays can result from failing to check your solicitor's lender panel status.

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

Searches (Bury Metropolitan Borough Council)

Searches will be applied for by Radcliffe conveyancing solicitors to help spot any significant issues that might impact how much the property you are purchasing will be worth.

Mortgage lenders typically also require certain searches to be applied for. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - there is a risk that some Radcliffe 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 make you aware if your lender needs any more searches, for example a radon gas search or a ground stability report.

Bury Metropolitan Borough Council has an approximate lead time of 4 weeks for LA searches. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning searches

Official Entries (or 'office copies') will also be sourced from the Land Registry by your conveyancing solicitor. This will help to expose any issues, for example discrepancies between the property boundaries and the title plan or a restrictive covenant against certain alterations.

Bury Metropolitan Borough Council Council Tax

As a homeowner in Radcliffe, 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 instance the occupier of a Valuation Band C home in the Bury Metropolitan Borough Council area would pay annual council tax of £1,555.

A conveyancing solicitor in Radcliffe will inform the buyer of the property's tax band once they are themselves notified.

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 reduces the tax due to 75% which would equal £1,166.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student. New build property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Bury Metropolitan Borough Council Tax (2018)
A £1,166
B £1,360
C £1,555
D £1,749
E £2,138
F £2,526
G £2,915
H £3,498

Can I challenge my council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made. 10 saw a reduction. To challenge your banding contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Radcliffe properties

If you are buying a property in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k.

The SDLT1 form is seven pages long, and HM Revenue and Customs (HMRC) fines those who delay in completing and returning it.

Quittance ensure that the required SDLT1 form is completed accurately and without delay.

See table below for stamp duty examples for homes in Greater Manchester:

  Average selling price (2017) SDLT
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
If you already own another home you will be subject to an SDLT surcharge of 3%. E.g. if a second home was bought for £158,882 then the SDLT including the surcharge would be £7,944.10. .

Stamp duty relief for first-time buyers in Radcliffe

For first-time buyers, stamp duty is only payable on purchases over £300k.

Conveyancing solicitors in Radcliffe should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Radcliffe

New build site

It is thought that over 100,000 UK property owners have leases with problematic lease conditions. Unreasonable ground rents, incomplete management company accounts and absent freeholders are among the many common complications awaiting the unsuspecting purchaser.

Poor leasehold guidance, from an inexperienced conveyancing solicitor, can have costly, long-term consequences.

A experienced conveyancing solicitor in Radcliffe will consider possible leasehold issues, such as reviewing the lease itself (leases can be 10's or even 100's of years old), managing agent or landlord enquiries and any recent demands for service charges and ground rent.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Radcliffe?

Building site

Based on local data sourced by HM Land Registry, 3033 brand new properties were purchased in Ramsbottom last year. The average purchase price of new build homes in Radcliffe is £268,317.

A new-build conveyancing solicitor in Radcliffe must be familiar with local considerations and the specific issues associated with new build, such as dealing with incomplete service connection agreements, handling unreasonable delays and registering ownership with warranty providers, including NHBC, Building Zone and Protek.

Our award-winning team of new build conveyancers specialise in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in Greater Manchester

Whether you are buying a period country house or a Georgian town house, if the property is in an officially designated conservation area, any changes you can make to the property may not be permitted by Bury Metropolitan Borough Council.

These building controls could include limitations on skylights, limitations on new outbuildings or restrictions on the display of advertisements.

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

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

Conveyancing - Selling a property in Radcliffe

The legal work involved in a sale of a house or flat is much simpler than for a property purchase. When a house or flat changes hands, the burden lies with the purchaser to validate that the property is not legally defective.

When selling, conveyancing solicitors in Radcliffe acting for the existing owner only need to answer questions set by the buyer's conveyancing solicitor.

What could put your sale at risk?

Common obstacles, like not having permission for alterations when in a conservation area, can actually jeopardise your home move if they are ignored.

Property specialists will almost always recommend to vendors that they handle any such problems as soon as they come to light.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The legal work for a leasehold flat or house is significantly more technical than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Radcliffe will need to conduct additional work, for example sourcing all relevant freeholder information or details of any consents for alterations.

So as to resolve any leasehold-related problems sooner, it is strongly advised that the seller instruct a lawyer as soon as possible.

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

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a Radcliffe home, and a Quittance conveyancing solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Radcliffe to undertake your conveyancing.


Conveyancing - Remortgaging a property in Radcliffe

The main reason homeowners remortgage is simply to get a better rate. Other reasons to switch lenders or mortgage deals include releasing funds to help pay for home improvements, or fixing the mortgage on a new discounted rate.

You can benefit from a lower rate faster by using a more efficient conveyancing solicitor in Radcliffe. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.

The property lawyer will represent both you and the mortgage lender to certify the change of lender is recorded at the Land Registry and the lender's capital is protected.

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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