Updated: October 12, 2018

Runcorn conveyancing solicitor fees

No Move, No Fee conveyancing in Runcorn

Conveyancing solicitor fees are paid your Runcorn conveyancing solicitor for the legal work associated with moving home.

How are Runcorn conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Runcorn who offer services on a price per hour basis. Your quote will set out exactly what you will need to pay when your property transaction has completed.

What are disbursements?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

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 local authority searches or TT fees.

See: Complete list of conveyancing fees

How much will the total Runcorn solicitor conveyancing fees be?

While conveyancing fees in Runcorn will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, specific extra searches, such as a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

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

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

Conveyancing - Buying a property in Runcorn

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

It is, however, still the duty of a Runcorn conveyancing solicitor to make enquiries about the property, report back to the buyer and the lender, help with resolving any problems and confirm that the legal title passes to the new owner.

This section of the article examines elements of the legal process for conveyancing solicitors in Runcorn needing specialist legal knowledge.

Your Runcorn conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a niche mortgage lender like Pepper Homeloans, to a large lender such as the HSBC. Before you choose a Runcorn conveyancing solicitor, whoever you choose, you need to check that they can act for your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some lenders only accept a restricted group of legal practices.

If this is the case, the lender will likely require a second law firm to act in their interests, and you will be expected to pay this substitute solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

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

Our solicitors can perform the conveyancing for all mortgage providers.

Conveyancing Searches (Halton Borough Council)

Searches are enquiries made of public bodies by Runcorn conveyancing solicitors to identify issues affecting the home you want to buy.

Lenders also expect searches (as set out in the CML Handbook) to be carried out. Required searches will include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Homebuyers will be made aware if your chosen lender wants any more searches, e.g. a tin mining search or a Forestry Commission search.

Halton Borough Council has an approximate delivery time of 10 weeks for conveyancing searches, so quicker regulated searches will be advisable.

Planning searches

Official Entries will also be obtained by your conveyancing solicitor, assisting with the identification of any potential issues. These issues could include rights or restrictions on how the property may be used or outbuildings missing from the title plan.

Halton Borough Council Council Tax

Halton Borough Council calculate your council tax based on a variety of factors which include the size of the property and the value of the property as determined by the VOA in 1991. E.g. the occupier of a Band C residential property in the Halton Borough Council area would pay annual council tax of £1,452.

Runcorn conveyancing solicitors will inform a purchaser 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 £1,089.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if you are a live in carer looking after someone who isn't a spouse or relative. A property constructed after 1991 is assessed and given a council tax band by the Valuation Office Agency.

Band Halton Borough Council Tax (2018)
A £1,089
B £1,270
C £1,452
D £1,633
E £1,996
F £2,359
G £2,722
H £3,266

Can I dispute my band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

Stamp Duty on Runcorn properties

A property purchaser will usually need to pay Stamp Duty Land Tax if the house they are purchasing is valued at over £125,000.

Steep fines await those who miss the SDLT payment deadline.

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

This table sets out stamp duty for typical property in Runcorn:

  Average sale price (2017) SDLT
Average price £150,966 £519.32
Average price (detached) £243,707 £2,374.14
Average new build £214,216 £1,784.32
If you are buying a second home for more than £40,000 then you will have to pay a surcharge of 3%. For example, if a property owner bought a second home in Runcorn for the average price of £150,966 the SDLT would be £7,548.30.

Stamp duty relief for first-time buyers in Runcorn

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Conveyancing solicitors in Runcorn should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Runcorn

New build site

It can be costly to purchase a leasehold property if you don't know what you are getting into. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, including:

  • reversionary interests
  • short leases
  • doubling ground rents
Severe consequences can result from a less-experienced lawyer's erroneous leasehold advice.

A expert conveyancing solicitor in Runcorn will consider possible leasehold issues, such as reviewing the lease, managing agent practices and any recent demands for service charges and ground rent.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Runcorn?

House being built

The average cost of Runcorn new build homes is £203,487, according to the HM Land Registry. 9 new build houses and flats have been bought in Runcorn in 2018 so far.

A new-build conveyancing solicitor in Runcorn will need to be familiar with both local Runcorn issues as well as the added complexities associated with new build, including dealing with delays associated with off-plan and investigating road and drainage issues.

Our specialist team of new build conveyancers deliver an impartial assessment of the property's legal status, with close attention paid to considerations ranging from the home's future marketability to an assessment of other risks, such as regional infrastructure development.

Cheshire Conservation areas

Your conveyancing solicitor will need to confirm if the property you are going to buy is in one of Runcorn's conservation areas. If it is, the house could be affected by certain constraints. These conditions may include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

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

Conveyancing - Selling a property in Runcorn

The legal work involved in a house sale is less difficult than for a purchase. With a property purchase, the responsibility lies with the purchaser to confirm that the title of the property they are buying is not legally defective.

In contrast, for a sale, conveyancing solicitors in Runcorn acting for the existing owner need only answer the purchaser's enquiries.

How to minimise the risk of your sale falling through

Obstacles, like an issue with noisy neighbours or tree preservation orders, might hinder the sale conveyancing process.

It is best not to procrastinate as it is the buyer's solicitor's job to spot problems - speak to an expert and work to resolve it ASAP.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold flat is quite a lot more protracted compared to a freehold house.

Conveyancing solicitors in Runcorn must usually carry out further legal work, which could include collating all relevant freeholder information, through to a common parts fire risk assessment.

Given the complexities of leasehold property, it is highly recommended that the vendor contacts a leasehold specialist as soon as the decision is made to sell.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a house sale. A conveyancer who is regulated by the CLC, however, can act for both sides.

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

Local Runcorn conveyancing solicitor directory

  • Butcher and Barlow LLP, 66 High Street, Runcorn, Cheshire, WA7 1AW
  • Fd Law Limited, Devonshire House, Devonshire Square, Runcorn, Cheshire, WA7 1AW
  • Bell Lamb & Joynson, Halton 5 Office Centre, Halton Lea, Runcorn, Cheshire, WA7 2FT
  • Jones Robertson, 4-5 Rutland House, Halton Lea, Runcorn, Cheshire, WA7 2ES
  • Silverman Livermore, 1 Rutland House, Halton Lea, Runcorn, Cheshire, WA7 2ES

Conveyancing - Remortgaging a property in Runcorn

People remortgage a home for a variety of reasons, including wanting to overpay when the lender refuses, or funding a one-off purchase. The main reason, however, is simply to get a better rate.

A proactive conveyancing solicitor in Runcorn will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting the mortgage rate you want.

Your property lawyer should also be able to act for the new lender. Our conveyancing team are on the panel for all major lenders. So whether you are switching to a flexible mortgage with the Nationwide Building Society or to a two-year discount with the Dudley Building Society, our remortgage team can assist.

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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Runcorn home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Runcorn property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:

conveyancing@quittance.co.uk

Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!