Updated: October 12, 2018

Sale conveyancing solicitor fees

No Move, No Fee conveyancing in Sale

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Sale for carrying out the legal work for a property transaction.

Do Sale conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Sale will work on an hourly-rate basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no unexpected, additional costs. Your quote will explain what you will pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like Stamp Duty or office copies and title plans.

See: Complete list of conveyancing fees and disbursements

How much will the total Sale solicitor conveyancing fees be?

Whilst conveyancing fees in Sale will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a flooding search, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. 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 Sale

Historically in Cheshire, the town of Sale now forms part Trafford in of Greater Manchester, Situated around 8km south-west of central Manchester on the south bank of the River Mersey, in 2017 Sale was voted among England's most desirable towns in which to live.

Sale's sense of community and wide range of affordable properties make it appealing to families, first-time buyers and retirees alike, and there are good transport links to Manchester via the Metrolink.

Although an urban area, Sale also has a huge amount of green space and woodland, including Sale Water Park, Walton Park and Worthington Park.

Conveyancing for purchasers

In carrying out the legal work for a homebuyer, a conveyancing solicitor in Sale will carry out due diligence on the property's title and report back in detail to the buyer and the lender.

The buyer's lawyer will make recommendations once their enquiries are complete, iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

The content below examines those parts of the legal process for conveyancing solicitors in Sale necessitating a deeper level of knowledge.

Your Sale conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a major lender such as the Co-operative Bank, to a less common mortgage lender like Paratus AMC. Before you choose a conveyancing solicitor in Sale, it is critical that you make sure that they are on the panel of your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some banks and building societies are only prepared to work with a select panel of firms.

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

Not checking your solicitor's lender panel status could result in serious delays.

Our solicitors can act on behalf of all mortgage providers.

Trafford Council searches and other searches

Searches are applied for by Sale conveyancing solicitors to unearth any pertinent information that might potentially compromise how much your home will be worth.

Searches are primarily performed to meet lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your solicitor will make you aware if your lender needs any further searches, e.g. a more detailed flood report or a contaminated land report.

The estimated processing time for conveyancing searches obtained from Trafford Council is 10 weeks, so your conveyancer will instead use a quicker local search agent.

Planning issues

The buyer's conveyancing solicitor will request an Official Copy of the Title Register from HM Land Registry. This helps to find potential planning issues, such as outbuildings missing from the title plan or limits on the development of the property.

Trafford Council Council Tax

Council tax is calculated by Trafford Council on property value and the number of people living in the property. E.g. for an average Valuation Band E home in Sale, the amount of council tax would be £1,816 per year.

Conveyancing solicitors in Sale will inform a buyer of the home's council tax band as soon as they are 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 (25%) would reduce the tax due to £1,362.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person. Property constructed after 1991 is assigned a band by the Valuation Office Agency (VOA).

Band Trafford Council Tax (2018)
A £991
B £1,156
C £1,321
D £1,486
E £1,816
F £2,146
G £2,476
H £2,972

Does anyone ever challenge their valuation?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 20 resulted in a reduction. To challenge your banding contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Sale properties

If your home costs more than £125,000 then you will have to pay SDLT. Submitting the SDLT1 form to Her Majesty's Revenue and Customs (HMRC) is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

See table below for SDLT examples for properties in Sale:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £313,681 £5,684.05
Average price (detached) £485,654 £14,282.70
Average new build £92,250 £0.00
Following the autumn statement, second home buyers have had to pay a 3% surcharge. Following the example above, if a homeowner bought a second home in Sale for the average price of £313,681 the SDLT would be £25,094.48.

Stamp duty relief for first-time buyers in Sale

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Sale will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Sale

New build site

It is not recommended to purchase a leasehold property if you don't know what you are getting into. The many potential complications lying in wait for the unsuspecting buyer can include:

  • marriage value issues
  • doubling ground rents
  • costly and undisclosed major works
Serious consequences can result from a less-experienced property lawyer's erroneous leasehold advice.

A specialist conveyancing solicitor in Sale will consider possible leasehold issues, such as :

  • reviewing the lease itself
  • annual statements of account and budgets for service charges
  • reviewing correspondence between the freeholder and leaseholder
  • freeholder plans to sell the building
  • unexpired lease terms

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Get in touch with our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Sale?

Building site

The average cost of new build homes in Sale is £92,250, according to the Land Registry. 2 new builds have been bought in Sale in 2018 so far.

Buying a new build home is more complex than any other type of conveyancing. To avoid potential problems a Sale conveyancing solicitor should be aware of local factors and will examine a number of areas, such as dealing with delays associated with off-plan and administering Help to Buy purchases.

Our expert new build team provide an independent view of the legal title of the property, whilst being mindful of considerations like the home's subsequent resaleability and an assessment of other risks, such as regional infrastructure development.

Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, moving to a conservation area-protected street usually means that the local character will be preserved. However, conservation area building controls will affect your home.

These restrictions, referred to as Article 4 Directions, can include a range of factors from restrictions on door and window styles, to general restrictions governing non-uniform additions or modifications.

The local council 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 Sale.

Conveyancing - Selling a property in Sale

The legal work involved in a sale of a house or flat is more straightforward than when buying. With a property purchase, the onus lies with the purchaser to confirm that the house or flat does not have any legal issues.

With a sale, conveyancing solicitors in Sale acting for the existing owner for the most part just answer the buyer's solicitor's formal enquiries.

What factors could threaten your sale?

A property will frequently have a series of challenges (e.g. a boundary dispute) that can protract a transaction.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues, instead talk to a professional and work to resolve it at the earliest stage.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is a great deal more time-consuming than for a freehold property.

Conveyancing solicitors in Sale will also need to carry out additional work. This can involve sourcing service charge accounts, through to ascertaining if any excess payments are anticipated.

To accelerate the handling of the leasehold work, it is highly recommended that the seller instructs leasehold-specialist property lawyer as soon as is practicable.

Can your conveyancing solicitors act for the buyer and the seller in one transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules prevent the same solicitor from acting on both sides in a property sale and purchase.

You could contact a local Sale conveyancing solicitor firm to handle your legal work, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Sale conveyancing solicitor directory

  • Bannister Preston Solicitors LLP, 28-30 Washway Road, Sale, Cheshire, M33 7QY
  • Rothwell and Evans Limited, 3 Claremont Road, Sale, Cheshire, M33 7DZ
  • Slater Heelis LLP, Lloyds Bank Buildings, 16 School Road, Sale, Cheshire, M33 7XP
  • Bpl Solicitors Limited, 126-150 Washway Road, Sale, Cheshire, M33 6AG
  • Metamorph Law Ltd, 126/150 Washway Road, Sale, Cheshire, M33 6AG

Conveyancing - Remortgaging a property in Sale

Reducing monthly repayments by finding a better rate is usually why people decide to remortgage. There are other reasons, including wanting a more flexible mortgage, or releasing capital.

You can enjoy the benefits of a better rate earlier with a more proactive conveyancing solicitor in Sale. They will work to reduce the processing time of the conveyancing. With rate rises anticipated, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer carrying out your remortgage should also be able to act for the new lender. Quittance Conveyancing are on the panel for all major lenders, so no matter whether you are changing to a tracker with the Halifax or to a long-term fixed mortgage with the Yorkshire Bank, Quittance 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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