Updated: October 12, 2018

Royton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Royton

Conveyancing solicitor fees are the amounts you pay to your Royton conveyancing solicitor for the legal work for a home sale or purchase.

Do Royton 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 Royton who carry out the legal work on an hourly-rate basis. Your conveyancing quote will explain exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Land Registry fees or managing agent information.

See: Complete list of conveyancing fees

How much will conveyancing in Royton cost in total?

Royton conveyancing fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and council search fees will vary.

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

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

Conveyancing - Buying a property in Royton

There is now an obligation on a seller to disclose any property defects or disputes.

It is, however, still the duty of a conveyancing solicitor in Royton to carry out due diligence on the property, report back to the buyer and the lender, offer pragmatic solutions and register the new owner's title at the Land Registry.

The content below considers those residential property types that may carry risks for buyers searching for conveyancing solicitors in Royton.

Your Royton conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a less common mortgage lender like the Hinckley and Rugby Building Society, to a large lender such as NatWest. Before appointing a Royton conveyancing solicitor, whoever you choose, it is very important that you make sure that they are approved by your lender.

Your solicitor may be unable to act for your lender, because some mortgage lenders will only work with a select group (often referred to as a 'panel') of firms.

If this is the case, the lender will require a different firm to act in their interests, and you will usually need to pay this second lawyer's fees. This can mean the process takes much longer.

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

Quittance Conveyancing can act for all banks and building societies.

Oldham Metropolitan Borough Council searches and other searches

Searches are submitted by Royton conveyancing solicitors in order to identify any broader issues that could possibly undermine how much your property will be worth.

Banks and building societies almost always need conveyancing search packs to be submitted. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilityinvolves 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.

More specialised searches, such as an HS2 search or an energy search, may also be referred to in the initial search results.

Buyers can expect to wait approximately 4 weeks for searches from Oldham Metropolitan Borough Council. In these circumstances, faster personal searches will be recommended.

Planning documents

Your conveyancing solicitor will request an Official Copy of the Title Register from HM Land Registry. This will help to reveal any issues, for example outbuildings missing from the title plan or the breach of a restrictive covenant.

Oldham Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various criteria that include the property's whereabouts and the value of the property. For instance for an average Valuation Band D house in Royton, the amount payable would be £1,809 per year.

Royton conveyancing solicitors will inform the purchaser of the home's council tax band as soon as 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 (25%) would reduce the tax due to £1,357.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or for spouses of students who are not British.

Band Oldham Metropolitan Borough Council Tax (2018)
A £1,206
B £1,407
C £1,608
D £1,809
E £2,211
F £2,613
G £3,015
H £3,618

Are you paying more than you should?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

In the 2016/17 financial year, 30 council tax challenges were made. 10 resulted in a reduction.

Stamp Duty on Royton properties

If you are buying a house that costs over £125,000, then you will have to pay SDLT to HMRC. Completing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

Quittance use smart case management systems to ensure that mistakes are not made on the SDLT process.

This table sets out SDLT for property in Greater Manchester:

  Average selling 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
If you own another home or share in a home (including outside the UK)you will be subject to an SDLT surcharge of 3%. Therefore, if a homeowner in Royton bought a second home for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Royton

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Royton should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Royton

New build site

Buying a leasehold property without being aware of the facts is not recommended. There are many legal issues that may be lying in wait for the unsuspecting buyer, such as doubling ground rents and onerous covenants.

Serious financial ramifications can result from a less-experienced lawyer's misguided leasehold advice.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Royton will investigate aspects of the leasehold purchase, for example :

  • sometimes ancient and arcane lease documents
  • service charges
  • managing agent practices
  • planned large scale expenditure is planned

Our leasehold conveyancing solicitor team will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Royton?

Building site

According to data gathered by the Land Registry, the average value of a new build home in Royton is £268,317. 3033 new builds were purchased in Standish last year.

A new-build conveyancing solicitor in Royton needs to be conscious of Royton-specific factors and new build's additional complexities, including checking planning conditions have been fulfilled, investigating developer incentives and registering ownership with warranty providers, including NHBC Buildmark, Building Zone and ACHI/Vantage.

Our expert new build team provide an accurate and truly impartial assessment of the property's legal status, paying close attention to factors ranging from the home's subsequent mortgageability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Lancashire Conservation areas

When acting for the purchaser of a property in Royton, a conveyancing solicitor will need to check whether the residential property is in one of Royton's conservation areas. If it is, the property could be affected by certain conditions. These conditions, referred to as Article 4 Directions, may include a range of factors from restrictions on door and window styles, to restrictions on the use of external insulation.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Royton.

Conveyancing - Selling a property in Royton

The legal work involved in a house sale is more straightforward than for a purchase. When a house or flat changes hands, the responsibility is solely on the buyer to confirm that the property's title is mortgageable and is (or can be) registered at the Land Registry.

Conversely, when selling, conveyancing solicitors in Royton acting for the person selling need only respond to the purchaser's enquiries.

How to reduce the risk of an abortive sale

Hurdles, like having a defective lease, can significantly jeopardise the conveyancing process if ignored.

In the majority of cases, it is recommended for vendors to address such issues immediately.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold flat or house is much more difficult than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Royton will usually undertake additional tasks, which could include sourcing the latest service charge and ground rent statement, through to details of any unresolved disputes.

It is highly recommended that you instruct a property lawyer as early as possible to mitigate predictable leasehold delays.

What if your conveyancing solicitors are acting for the other side?

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

You could instruct a property solicitor firm in Royton to carry out your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.


Conveyancing - Remortgaging a property in Royton

Saving money on a lower interest rate is usually why people decide to remortgage. There are other reasons, including wanting a more flexible mortgage, or wanting to borrow more.

You can appreciate the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Royton. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

The property lawyer conducting the legal work should also be able to act for the new mortgage lender. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are moving to a lifetime tracker mortgage with Santander or to a capped-rate mortgage with the Monmouthshire 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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