Updated: October 12, 2018

Ramsbottom conveyancing solicitor fees

No Move, No Fee conveyancing in Ramsbottom

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Ramsbottom for the legal work involved in moving home.

Are Ramsbottom conveyancing fees and costs fixed?

Some conveyancing solicitors in Ramsbottom work on an hourly-rate basis. Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your conveyancing quote will explain what fees you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will need to budget for '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. These include costs like managing agent fees or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Ramsbottom solicitor conveyancing fees be?

Ramsbottom conveyancing fees will not vary. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.

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

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Ramsbottom

Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and the buyer still will need to investigate their intended purchase.

A conveyancing solicitor in Ramsbottom will offer professional advice following their enquiries, solve outstanding issues and make sure that the title is registered in the name of the new buyer.

This article sets out useful guidance for people who want conveyancing solicitors in Ramsbottom for a purchase.

Your Ramsbottom conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a major lender such as Barclays Bank, to a niche mortgage lender like the Darlington Building Society. Before you instruct a Ramsbottom conveyancing solicitor, it is vital that you check that they can act for your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some lenders will only accept a select list (referred to as a 'panel') of solicitors or licensed conveyancers.

If this is the case, the lender will likely require an alternative solicitor firm to act in their interests, and you will usually need to pay this substitute lawyer's costs. The additional work can mean the process takes much longer.

Not checking your property solicitor's lender panel status could mean significant delays.

Our conveyancing solicitors are approved members of all lender panels.

Conveyancing Searches (Bury Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Ramsbottom conveyancing solicitors to help uncover relevant information about your planned purchase.

Banks and building societies typically also require property searches to be submitted. Required searches will include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • 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.

You will be told if your lender wants any additional searches, such as a radon gas search or an agricultural search.

Purchasers can expect a lead time of roughly 4 weeks for searches from Bury Metropolitan Borough Council. A local search provider will be able to provide this information faster.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will also obtain an Official Copy of the Title Register from HMLR. This will help to expose any potential issues. Examples of these include a restrictive covenant against certain alterations or outbuildings missing from the title plan.

Bury Metropolitan Borough Council Council Tax

Bury Metropolitan Borough Council calculate council tax on Ramsbottom homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Band B property in Ramsbottom, the amount of council tax would be £1,360.

Ramsbottom conveyancing solicitors will inform the buyer of the home's council 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 reduces the tax due to 75% which would equal £1,020.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property (land) is a boat mooring or caravan pitch.

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 the council tax banding?

In the 2016/17 financial year, 30 council tax challenges were made, of which 10 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Ramsbottom properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

The current Stamp Duty Land Tax threshold for residential properties is £125k.

Quittance Conveyancing's investment in the latest case management system means that HMRC filing complications are a thing of the past.

See table below for SDLT examples for properties in Greater Manchester:

  Average sale price (2017) Stamp Duty
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85

Stamp duty relief for first-time buyers in Ramsbottom

Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Since 1st April 2016, buyers of second homes are subject to a 3% surcharge, even if the home is not let out. So if a second home was bought for £158,882 then the stamp duty total will be £7,944.10.

Conveyancing solicitors in Ramsbottom should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Ramsbottom

New build site

Over 100,000 UK homeowners are trapped by leases with unreasonable lease clauses. The numerous common problems lying in wait for an uninformed purchaser can include reversionary interests and unreasonable ground rents.

Incomplete leasehold information, delivered by a property lawyer with little specialist experience, could have serious financial implications.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Ramsbottom will consider potential leasehold issues, such as leases approaching 80 years remaining, service charges for relevant date periods and sometimes ancient and arcane lease documents.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Ramsbottom?

House being built

The average price for Ramsbottom new build properties is £268,317, according to local information gathered by Her Majesty's Land Registry. 3033 brand new properties were purchased in Romiley last year.

A new-build conveyancing solicitor in Ramsbottom will need to be familiar with both local issues and the extra complexities of new build, including administering Help to Buy purchases and checking new build mortgage procedures are followed.

Quittance Conveyancing deliver an expert assessment of the legal title of the house or apartment, and in particular issues like the home's subsequent mortgageability and an assessment of other risks, such as contaminated land hazards.

Conservation areas in Lancashire

If you are purchasing a house in a conservation area in Ramsbottom, the property must be compliant with any local conservation area restrictions. Referred to as Article 4 directions, these constraints may include a wide range of constraints from restrictions on the removal of front boundary walls, railings or fences, to restrictions on the use of external insulation.

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.

Parts of Ramsbottom lie within a Bury LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Ramsbottom.

Conveyancing - Selling a property in Ramsbottom

The conveyancing process on a sale of a home is normally less troublesome than when purchasing. The purchaser does extensive due diligence into the property, whilst conveyancing solicitors in Ramsbottom acting for the seller just replies to the solicitor's standard and additional enquiries.

Why do sales fall through?

Issues, such as having right or way issues (such as being landlocked) or parking issues or disputes, can actually prolong your home move if left unresolved.

It is generally recommended for vendors to handle such issues as soon as they come to light.

Further reading:

Read more sale conveyancing articles here.


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

Conveyancing solicitors in Ramsbottom will also perform extra work, which could include liaising with the management company to obtain service charge accounts, through to details of common parts management.

So as to resolve any leasehold-related delays sooner, it is strongly advised that the vendor contact a lawyer as early in the process as possible, and preferably before marketing the property,.

What if Quittance is already acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a property sale and purchase.

You could contact a law firm in Ramsbottom to carry out your legal work, if a Quittance conveyancer is acting for the other side.

Local Ramsbottom conveyancing solicitor directory

  • Barber Solicitors Limited, 32 Bolton Street, Ramsbottom, Bury, Lancashire, BL0 9HX
  • G H W Solicitors LLP, 19 Bolton Street, Ramsbottom, Bury, Lancashire, BL0 9HU
  • Latimer Lee Solicitors Limited, 13-15 Square Street, Ramsbottom, Bury, Lancashire, BL0 9BL
  • Donald Race & Newton Solicitors Limited, 28 Bolton Road West, Ramsbottom, Bury, Lancashire, BL0 9ND
  • Winder Taylor Smith, 138 Bolton Road West, Ramsbottom, Ramsbottom, Lancashire, BL0 9PD

Conveyancing - Remortgaging a property in Ramsbottom

People remortgage a home for all sorts of reasons, such as moving from a standard variable rate (SVR) to a fixed-rate, or extending the mortgage term. The main reason, however, is to get a more attractive interest rate.

A proactive conveyancing solicitor in Ramsbottom can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), 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 lender. Our conveyancing team are on all major UK lenders' panels. So no matter whether you are changing to an offset mortgage with the NatWest or to a capped-rate mortgage with the Swansea Building Society, our remortgage specialists 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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