Updated: October 12, 2018

Romiley conveyancing solicitor fees

No Move, No Fee conveyancing in Romiley

Conveyancing solicitor fees are paid to your Romiley conveyancing solicitor for handling the legal work for your move.

Are Romiley conveyancing fees and costs fixed?

Some conveyancing solicitors in Romiley will work on an hourly rate, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden fees. Your conveyancing quote sets out what 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', on top of the conveyancing 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 HMLR fees or office copies and title plans.

See: How much should conveyancing fees cost?

How much will conveyancing in Romiley cost in total?

Although conveyancing fees in Romiley will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a flood plain search, may be needed and council search fees will vary.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard home sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Romiley

When carrying out the conveyancing for a property purchase, the Romiley conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

Following their enquiries the solicitor will offer professional advice and will deal with any legal issues and register the title in the new owner's name.

This section examines those types of property that may be of concern to people who want conveyancing solicitors in Romiley for a purchase.

Your Romiley conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from New Street Mortgages, Santander or any other lender, before choosing a Romiley conveyancing solicitor it is vital that you check that they are approved by your mortgage lender.

The majority of lenders are only prepared to work with a selected list (known as a 'lender panel') of law firms. If your conveyancer is not on the panel of your mortgage lender, the lender will require a different law firm to carry out the legal work.

The buyer will then have to cover this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Failing to confirm your conveyancing solicitor's lender panel status could jeopardise the sale.

Quittance Conveyancing can act on behalf of all banks and building societies.

Residential Property Searches (Stockport Metropolitan Borough Council)

Searches will be applied for by Romiley conveyancing solicitors to help to identify planning, development and environmental issues that might potentially affect how much the property you are purchasing will be worth. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Stockport Metropolitan Borough Council
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitysome Romiley property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a radon gas search or a more detailed environmental report, may also be referred to in the standard searches.

Stockport Metropolitan Borough Council has an average processing time of 2 weeks for Residential property searches, so your solicitor will instead apply for quicker personal searches.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will also order office copies from HMLR, assisting with the identification of any issues. Examples of these include discrepancies between the property boundaries and the title plan or restrictive covenants governing the use of the property.

Stockport Metropolitan Borough Council Council Tax

Council tax is calculated by Stockport Metropolitan Borough Council on property value and the number of people living in the property. E.g. a home in the Stockport Metropolitan Borough Council area in Tax Band C would pay £1,636 per annum.

A conveyancing solicitor in Romiley will inform the purchaser of the property's band once they are themselves notified.

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 £1,227.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired.

Band Stockport Metropolitan Borough Council Tax (2018)
A £1,227
B £1,431
C £1,636
D £1,840
E £2,249
F £2,658
G £3,067
H £3,680

Does anyone ever challenge their valuation?

To challenge your banding contact:

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

A property owner can also ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.

Stamp Duty on Romiley properties

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay SDLT. SDLT is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical local properties:

  Average selling price (2017) Stamp Duty Land Tax
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Higher rates of stamp duty apply to buyers of second home in the form of a 3% SDLT surcharge. E.g. if a second property was bought for £158,882 then the stamp duty including the surcharge would be £7,944.10. .

Stamp duty relief for first-time buyers in Romiley

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with reduced rates up to £500,000.

Conveyancing solicitors in Romiley should confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Romiley

New build site

It can be risky to buy a leasehold home if you don't know what you are getting into. Increasing ground rents, leases with fewer than 80 years to run and unpaid service charges by the existing leaseholder are but a few of the frequent complications lying in wait for the unsuspecting buyer.

Severe consequences can result from a less-experienced property lawyer's failure to give good leasehold advice.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Romiley will investigate aspects of the leasehold purchase, e.g. :

  • sometimes ancient and arcane lease documents
  • service charges and whether they have been collected
  • managing agent practices
  • leaseholder/freeholder disputes

Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Romiley?

New build building site

The average sale price of new build properties in Romiley is £268,317. 3033 brand new properties were purchased in Royton last year.

A new-build conveyancing solicitor in Romiley will need to be familiar with Romiley-specific factors and new build's added complexities, including confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity), handling reservation fees and checking new build warranties with warranty providers such as NHBC Buildmark, Premier Guarantee? and Capital Warranties.

Our expert new build team provide an independent appraisal of the legal title of the property, whilst being mindful of factors ranging from the home's future mortgageability to excessive ground rent and service charges (where applicable).

Conservation areas in Cheshire

If you are buying a residential property in one of Romiley's conservation areas, the property must be compliant with any local conservation area conditions. These restrictions may include restrictions on the addition of boundary walls, limitations on new outbuildings or restrictions preventing paving over the front garden.

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 was responsible for the changes.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Romiley's conservation areas.

Conveyancing - Selling a property in Romiley

The legal side of a property sale is less difficult than for a purchase. The purchaser does extensive research into the property and its legal title. Conveyancing solicitors in Romiley acting for the seller, however, just answers the buyer's questions.

What factors could threaten your sale?

Obstacles, such as a landlord dispute on a leasehold property, can actually prolong the sale process.

It is generally recommended that vendors tackle these issues head on.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is significantly more specialised than for a freehold property.

Romiley conveyancing solicitors must usually carry out further legal work, including sourcing the latest service charge and ground rent statement, through to any documentation relating to forfeiture proceedings.

It is recommended that the vendor contacts a leasehold expert as soon as possible to reduce delays.

What if you are already acting for the other side?

CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a house sale.

You could contact a property solicitor firm in Romiley to undertake your conveyancing, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Romiley conveyancing solicitor directory

  • Alfred Newton Solicitors, 72 Compstall Road, Romiley, Stockport, Cheshire, SK6 4DE

Conveyancing - Remortgaging a property in Romiley

People remortgage for a number of reasons, including wanting to borrow more, or moving to an offset mortgage. The main reason, however, is to lower their monthly repayments.

A proactive conveyancing solicitor in Romiley can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the future of interest rates unclear, fast conveyancing can play a key role in getting on to the rate you want.

So that they can make sure that the lender's investment is secured, the property lawyer handling your remortgage will represent both you and the bank or building society.

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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