Updated: October 12, 2018

Salford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Salford

Conveyancing solicitor fees are paid conveyancing solicitors in Salford for the legal work for a home sale or purchase.

Are Salford conveyancing fees and costs fixed?

We work on a fixed No Move, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Salford who will work on a price per hour basis. Your conveyancing quote will set out exactly what you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to cover any '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 identity verification checks or Stamp Duty Land Tax (SDLT).

See: A guide to conveyancing fees, costs and disbursements

How much will the total Salford solicitor conveyancing fees be?

Conveyancing fees in Salford will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, council search fees will vary and specific extra searches, e.g. a flood plain search, may be necessary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For standard conveyancing transactions, what we quote is the fee you pay. 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 Salford

The City of Salford in Greater Manchester includes the towns of Eccles, Worsley, Swinton, Walkden and Irlam. Its docks, opened in 1894 were a thriving industrial hub for almost 90 years, but after they were abandoned in 1982, Salford Council purchased the site and a period of significant regeneration took place. In 2012 Salford became the home to Coronation Street at Media City UK.

Over the past decade, other parts of Salford have also been transformed by huge financial investment, and the area has risen in popularity. With good transport links to town and countryside, Salford is an affordable alternative to nearby Manchester, though property prices are predicted to rise faster than the national average.

Conveyancing for purchasers

As a key part of the legal work for the purchase of a house or flat, a Salford conveyancing solicitor will carry out due diligence on the property's title and report back to the buyer and the lender.

Following their enquiries the solicitor will offer professional advice and will offer pragmatic solutions and ensure that the full legal ownership is transferred.

This article offers assistance for people who want conveyancing solicitors in Salford for a purchase.

Your Salford conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like the Royal Bank of Scotland or a less common lender such as Pepper Homeloans, before appointing a conveyancing solicitor in Salford it is vital that you check that they are on the approved solicitor panel of your lender.

The majority of lenders are only prepared to work with a restricted panel of legal practices. If a solicitor can't act for your lender, the lender will need an alternative firm to complete the legal work.

The purchaser will then have to cover this alternate lawyer's costs, and the conveyancing process can take much longer.

Failing to check the lender panel membership of your property solicitor can frustrate the process.

Quittance Conveyancing can perform the conveyancing for all lenders.

Salford City Council searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Salford conveyancing solicitors to identify information and potential issues affecting the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be informed if your chosen lender requires any further searches, such as a radon gas search or a Forestry Commission search.

Salford City Council has a typical processing time of 4 weeks for Residential property searches, so your conveyancer will instead use a quicker local search agent.

Finding planning permissions

Office copies will also be ordered from HMLR by the purchaser's conveyancing solicitor. This will help to expose any potential issues, such as the breach of a restrictive covenant or outbuildings missing from the title plan.

Salford City Council Council Tax

The council tax paid by a homeowner is based on a variety of factors including the size of the home and the value of the property. The occupier of a property in Band C, for example, would owe annual council tax of £1,564.

Conveyancing solicitors in Salford will inform the buyer 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 reduces the tax due to 75% which would equal £1,173.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the property is a 'granny annexe'.

Band Salford City Council Tax (2018)
A £1,173
B £1,368
C £1,564
D £1,759
E £2,150
F £2,541
G £2,932
H £3,518

Could you be overpaying?

To appeal contact:

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

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Salford properties

Steep fines await those who miss the SDLT payment deadline. The current SDLT threshold for residential properties is £125,000.

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 average Salford properties:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £184,480 £1,189.60
Average price (detached) £341,365 £7,068.25
Average new build £233,454 £2,169.08
Higher rates of SDLT apply to buyers of second home in the form of a 3% stamp duty surcharge. E.g. if a second property was bought for £184,480 then the SDLT including the surcharge would be £9,224.00. .

Stamp duty relief for first-time buyers in Salford

First-time buyer stamp duty relief is available on property purchases below £300,000.

Salford conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Salford

New build site

It can be risky to purchase a leasehold property without knowing what you are getting into. The numerous common problems lying in wait for the unsuspecting buyer can include:

  • leases with fewer than 80 years to run
  • exponential ground rents
  • unpaid service charges by the existing leaseholder
Misguided leasehold advice, from a property lawyer lacking in specialist knowledge, could have costly, long-term consequences.

A specialist conveyancing solicitor in Salford will consider potential leasehold issues, for example :

  • sometimes ancient and arcane lease documents
  • dealing with freeholders
  • service charges
  • flats in the same block with disparity between their leases
  • compliance with means of escape (where relevant)

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Salford?

New build building site

Based on data collated by the Land Registry, 66 new build houses and flats have been bought in Salford in 2018 so far. The average price for Salford new build property is £233,454.

A new-build conveyancing solicitor in Salford will need to be aware of regional issues and new build's additional complexities, such as dealing with delays associated with off-plan and ensuring new estate roads are adopted.

With Quittance Conveyancing, you will get an accurate and truly impartial assessment of the legal title of the house or apartment, scrutinising contract concerns like the home's subsequent resaleability and possible freehold acquisition traps.

Conservation areas

Purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area constraints will affect your home.

Called Article 4 directions, these conditions may include:

  • Restrictions on painting external walls
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

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.

Salford conservation areas include Mines Rescue Station, Radcliffe Park Road and Worsley Village. Your conveyancing solicitor will address whether your planned purchase is located one of Salford's conservation areas.

Conveyancing - Selling a property in Salford

Conveyancing for a sale of a house or flat usually requires less work than when purchasing. With a purchase, the principle of 'buyer beware' means that the onus lies with the purchaser to establish that the legal title of the property does not have any legal issues.

In contrast, for a sale, conveyancing solicitors in Salford acting for the seller need only respond to enquiries made on behalf of the buyer.

What factors could threaten your sale?

Common issues, like previous or historic subsidence, might threaten the sale conveyancing process if not dealt with promptly.

Property specialists usually advise that sellers handle these issues as soon as they come to light.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat (leasehold houses are rare) is a great deal more protracted than for a freehold property.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Salford, such as sourcing the latest service charge and ground rent statement or a copy of any notices served on the leaseholder.

So as to resolve any leasehold-related delays sooner, it is strongly advised that the seller instruct a conveyancer as soon as possible.

What if you are acting for the other side?

Solicitors Regulation Authority rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both sides.

You may want to instruct a property solicitor firm in Salford to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Salford

Reducing monthly repayments by finding a better rate of interest is generally why homeowners remortgage. There are other reasons, including releasing equity, or getting onto a longer fixed-rate term.

Homeowners would typically benefit from a better rate sooner with a more proactive conveyancing solicitor in Salford. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.

A property lawyer will need to act for both you and your new bank or building society to confirm the lender's interests are protected and the lender's new interest is correctly registered.

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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