Updated: October 12, 2018

Sandbach conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Sandbach

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

Are Sandbach conveyancing fees and costs fixed?

Some conveyancing solicitors in Sandbach work on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden fees. Your quote will explain all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of any 'disbursements', in addition to the solicitor's 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. These include costs like bankruptcy checks or leasehold information packs.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Sandbach cost in total?

Though conveyancing fees in Sandbach will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, 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 Sandbach

Purchase conveyancing will need a conveyancing solicitor in Sandbach to consider a wide range of issues. Examples of such issues can range from technical problems relating to the property title to issues impacting on the future saleability of the home.

The property lawyer will feed the results of their enquiries back to the purchaser and their mortgage lender, assist in resolving any issues and make sure that the title is registered in the name of the new buyer.

The following section provides useful information for buyers who need conveyancing solicitors in Sandbach.

Your Sandbach conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Manchester Building Society, Santander or any other lender, before instructing a Sandbach conveyancing solicitor it is vital that you check that they are on the approved solicitor panel of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some lenders only accept a selected list (known as a 'panel') of firms that meet stringent criteria.

If that is the case, the lender will require a different law firm to complete the legal work, and you will then have to cover this alternative lawyer's fees. This means the transaction could be delayed.

Not checking the lender panel membership of your conveyancing solicitor can frustrate the process.

Our solicitors are on the panel of all mortgage providers.

Searches (Cheshire East Council)

Property searches are applied for by Sandbach conveyancing solicitors to help to identify planning, development and environmental issues that might possibly undermine how much your property is worth.

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

Buyers will be informed if your lender wants any additional searches, such as a Crossrail search or an energy search.

Cheshire East Council has an average delivery time of 4 weeks for conveyancing searches. Your lawyer will therefore recommend using faster personal searches.

Planning searches

Official Entries (or 'office copies') will also be ordered from HMLR by the purchaser's conveyancing solicitor. This will help to expose planning issues. Examples of these include limits on the development of the property or outbuildings lying outside the boundary.

Cheshire East Council Council Tax

As a homeowner in Sandbach, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, for an average Band B residential property in Sandbach, the council tax due would be £1,327 per year.

A conveyancing solicitor in Sandbach will inform a purchaser of the home's tax band once they have the Local Authority search results.

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 £995.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is armed forces accommodation. New build property is assessed by the Valuation Office Agency and allocated a council tax banding.

Band Cheshire East Council Tax (2018)
A £1,138
B £1,327
C £1,517
D £1,706
E £2,085
F £2,465
G £2,844
H £3,413

Are you paying more than you should?

A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To appeal contact:

Valuation Office Agency
2nd Floor
Wellington House
38-44 Delamere St
Crewe
CW1 2LQ
Cheshire

Stamp Duty on Sandbach properties

SDLT will almost always need to be paid if the house being purchased is valued at over £125,000.

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

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

This table sets out Stamp Duty Land Tax for property in Sandbach:

  Average selling price (2017) SDLT
Average price £240,338 £2,306.76
Average price (detached) £302,955 £5,147.75
Average new build £284,283 £4,214.15
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. E.g. if a second home was bought for £240,338 then the stamp duty including the surcharge would be £12,016.90. .

Stamp duty relief for first-time buyers in Sandbach

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

Conveyancing solicitors in Sandbach should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Sandbach

New build site

The potential risks associated with leasehold property ownership remain of serious concern. The numerous common problems lying in wait for the unsuspecting purchaser include exponential ground rents and unreasonable managing agent fees.

Serious consequences can result from an inexperienced conveyancing solicitor's failure to give good leasehold advice.

A experienced conveyancing solicitor in Sandbach will investigate aspects of the leasehold purchase, such as understanding regional and era-specific nuances of leases, dealing with landlords and current-year service charge estimates.

Ensure that you are fully-informed regarding your planned purchase - Contact our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Sandbach?

Building site

Based on HMLR information, 10 brand new properties have been bought in Sandbach in 2018 so far. The average purchase price of a new build home in Sandbach is £253,715.

A new-build conveyancing solicitor in Sandbach will need to be familiar with regional considerations and new build's added complexities, such as dealing with fast exchange timeframes and handling initial Land Registry registration.

Quittance Conveyancing deliver a specialist assessment of the legal status of the property, with close attention paid to factors like unfair leasehold conditions and possible freehold acquisition traps.

Conservation areas in Cheshire

Moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area building controls will affect your house.

These constraints, called Article 4 Directions, can include restrictions on replacing windows, restrictions on the addition of flues and soil vent pipes or restrictions on side or 2 storey extensions.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Your conveyancing solicitor will address whether your planned purchase is located one of Sandbach's conservation areas.

Conveyancing - Selling a property in Sandbach

The conveyancing process on a property sale is simpler than when buying. The buyer's solicitor will carry out extensive due diligence into the property and its legal title, whilst conveyancing solicitors in Sandbach acting for the vendor merely answers the buyer's questions.

What could go wrong?

Homes can face any number of possible complications (e.g. chancel repair liability) which may protract the sale process.

It is usually a good idea that vendors face these issues head on and fix them.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat is a great deal more complex in comparison with a freehold house.

Sandbach conveyancing solicitors will also carry out additional work. This can involve obtaining the freeholder pack, through to a copy of the buildings insurance for the common parts.

It is strongly advised that you instruct leasehold-specialist property lawyer as soon as possible to avoid undue delays.

What if you are acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a home in Sandbach, and a Quittance conveyancing solicitor is acting for the other side, you may want to instruct a property solicitor firm in Sandbach to undertake your legal work.

Local Sandbach conveyancing solicitor directory

  • Brown & Corbishley, 11 The Commons, Sandbach, Cheshire, CW11 1EG
  • Dixon Rigby Keogh Limited, 34 Crewe Road, Sandbach, Cheshire, CW11 4NF
  • Tinsdills Limited, 47 High Street, Sandbach, Cheshire, CW11 1FT

Conveyancing - Remortgaging a property in Sandbach

Although people consider remortgaging for a range of reasons, homeowners usually remortgage a home to secure a better rate of interest.

An efficient conveyancing solicitor in Sandbach can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.

The property lawyer carrying out your remortgage should also be able to act for your new mortgage lender. Quittance Conveyancing are panel members of all major banks and building societies, so whether you are switching to a flexible mortgage with the Halifax or to a discounted-rate mortgage with Virgin Money, we 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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