Updated: October 12, 2018

Rochdale conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Rochdale

Conveyancing solicitor fees are paid conveyancing solicitors in Rochdale for the legal work involved in moving home.

Do Rochdale conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Rochdale who will work on a price per hour basis. Your quote will explain exactly what you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as local authority searches or managing agent fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Rochdale solicitor conveyancing fees be?

Whilst conveyancing fees in Rochdale will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a mining search, may be needed and council search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Rochdale

Birthplace of the Co-operative movement and one of the first industrialised towns, Rochdale forms part of the Greater Manchester area. The town's historic business success is highlighted in the stained glass windows of its magnificent Victorian town hall, which depict the coats of arms of all the towns that Rochdale traded with.

Property is currently some of the most affordable in the country, but with the town undergoing a multi-million pound investment programme, a new direct tram link to Manchester city centre and picturesque countryside on the doorstep, prices are expected to rise.

Popular residential areas include the villages of Bamford, Norden and Smithy Bridge.

Conveyancing for buyers

In carrying out the conveyancing for a property purchase, a conveyancing solicitor in Rochdale will investigate the legal ownership rights or 'title' of the property and feed the results of their enquiries back to the buyer.

After making their enquiries the conveyancer will make recommendations and will offer pragmatic solutions and register the title in the new owner's name.

The following provides recommendations for buyers searching for conveyancing solicitors in Rochdale.

Your Rochdale conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like the Monmouthshire Building Society or a major lender such as the Royal Bank of Scotland, before you choose a conveyancing solicitor in Rochdale it is critical that you make sure that they are on the approved solicitor panel of your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies are only prepared to work with a selected list (their 'panel') of firms that meet strict selection criteria.

Should this be the case, the lender will probably need an alternative firm to complete the legal work, and you will be expected to pay this substitute lawyer's fees. This can push back the completion date of the purchase.

Major delays can be caused by failing to confirm your property lawyer's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage lenders.

Rochdale Metropolitan Borough Council searches

Property searches are carried out by Rochdale conveyancing solicitors in order to identify any significant issues that might reduce how much the property you are purchasing will be worth.

Mortgagees also expect specific searches to be obtained. Required searches will include:

  • Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • 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 notified if your chosen lender needs any additional searches, for example a highways authority search or a more detailed environmental report.

Property purchasers could experience a delay of around 5 weeks for conveyancing searches supplied by Rochdale Metropolitan Borough Council. Your solicitor will instead apply for personal searches, which are usually faster.

Checking planning permission status

The conveyancing solicitor acting for the buyer will get an Official Copy of the Title Register from HM Land Registry, assisting with the identification of any potential issues, such as the title plan showing only very general boundaries or a restrictive covenant against certain alterations.

Rochdale Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Rochdale will pay to Rochdale Metropolitan Borough Council will depend on the property's value and the number of residents. For instance a residential property in the Rochdale Metropolitan Borough Council area in Tax Band D would pay £1,764 per annum.

Conveyancing solicitors in Rochdale will inform the buyer of the home's tax 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 £1,323.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or for spouses of students who are not British.

Band Rochdale Metropolitan Borough Council Tax (2018)
A £1,176
B £1,372
C £1,568
D £1,764
E £2,156
F £2,548
G £2,939
H £3,527

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made. 20 were approved and the tax was reduced. To challenge your banding contact:

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

Stamp Duty on Rochdale properties

Stamp duty will almost always need to be paid if the house being purchased is valued at over £125,000. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for SDLT examples for properties in Rochdale:

  Average selling price (2017) Stamp Duty Land Tax
Average price £147,552 £451.04
Average price (detached) £253,631 £2,681.55
Average new build £169,482 £889.64
If you are buying a second home for more than £40,000 then you will have to pay a higher SDLT rate of 3%. Therefore, if a homeowner in Rochdale bought a second property for the average price of £147,552 the SDLT would be £7,377.60.

Stamp duty relief for first-time buyers in Rochdale

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000.

Conveyancing solicitors in Rochdale should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Rochdale

New build site

The drawbacks associated with buying a leasehold house or flat in the UK are well established. Increasing ground rents, absent freeholders and unreasonable lease extension premiums are only some of the frequent complications awaiting the unsuspecting purchaser.

Serious consequences can result from a less-experienced property lawyer's misguided leasehold advice.

If you intend to buy a leasehold property, a specialist conveyancing solicitor in Rochdale will consider potential leasehold issues, for example :

  • checking the lease itself
  • managing agent or landlord enquiries
  • any recent demands for service charges and ground rent
  • enfranchisement
  • unexpired lease terms

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

Buying a 'New Build' property in Rochdale?

New build site

The average purchase price of a new build in Rochdale is £182,381, according to data gathered by the Land Registry. 13 brand new properties have been bought in Rochdale in 2018 so far.

A new-build conveyancing solicitor in Rochdale must be mindful of Rochdale-specific issues and the specific issues associated with new build, like confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and dealing with fast exchange timeframes.

Our conveyancing team specialise in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Conservation areas

If you are buying a home in a conservation area in Rochdale, the property must be compliant with any local conservation area constraints. Referred to as Article 4 directions, these constraints could include restrictions on the style and height of boundary walls, restrictions on the erection of outbuildings 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 where the alterations were made by the previous owner.

Conservation areas in Rochdale include Butterworth Hall, Spotland Bridge and Maclure Road. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Rochdale.

Conveyancing - Selling a property in Rochdale

The legal process for a sale of a house or flat is less complicated than when buying. The purchaser will carry out detailed research on the property and its legal title. In contrast, conveyancing solicitors in Rochdale acting for the vendor merely gathers information relating to the property and answers the buyer's questions .

What factors could threaten your sale?

Homes will frequently have many problems (e.g. being a listed building with non-compliant alterations or a problem with the roof) which may endanger the sale process.

Generally speaking, you should handle such issues without delay.

Useful reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

The legal work for a leasehold flat is significantly more specialised than it is for a freehold home.

Rochdale conveyancing solicitors will also perform extra work, such as requesting the latest service charge accounts, through to details of any disputes with the current leaseholder.

To reduce delays, it is highly recommended that you contact a leasehold-specialist conveyancer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for both parties?

A conveyancer who is regulated by the CLC can act for both parties. However, SRA regulations prevent the same solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a local Rochdale conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Rochdale conveyancing solicitor directory

  • Ast Hampsons LLP, 7 South Parade, Rochdale, Lancashire, OL16 1LR
  • Hartley Thomas & Wright Inc Rhodes & Co, Town Hall Chambers, South Parade, Rochdale, Lancashire, OL16 1LW
  • A2 Solicitors LLP, 3 Baillie Street, Rochdale, Lancashire, OL16 1JJ
  • Molesworths Bright Clegg, Octagon House, 25-27 Yorkshire Street, Rochdale, Lancashire, OL16 1RH
  • Ast Hampsons LLP, 128 Yorkshire Street, Rochdale, Lancashire, OL16 1LA

Conveyancing - Remortgaging a property in Rochdale

People remortgage their home for a variety of reasons, such as releasing funds to help pay for home improvements, or moving from a tracker to a fixed-rate. By far the most common reason, however, is to save money with a lower rate.

An efficient conveyancing solicitor in Rochdale will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With rate rises anticipated, fast conveyancing can be a contributing factor to securing the rate you want.

It is key that the property lawyer undertaking the legal work can also act for your chosen mortgage provider. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are moving to a flexible mortgage with the Nationwide Building Society or to a long-term fixed mortgage with the Dudley Building Society, we 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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