Updated: October 12, 2018

Stalybridge conveyancing solicitor fees

No Move, No Fee conveyancing in Stalybridge

Conveyancing solicitor fees are the charges you pay your Stalybridge conveyancing solicitor for the legal work associated with buying or selling a property.

How are Stalybridge conveyancing fees calculated?

Some conveyancing solicitors in Stalybridge work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a fixed No Sale, No Fee basis, with no hidden costs. Your quote sets out what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to conveyancing solicitor 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 office copies and title plans or bankruptcy searches.

See: A guide to all conveyancing fees

How much will conveyancing in Stalybridge cost in total?

Conveyancing solicitor fees in Stalybridge should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a historic mining search, may be needed and Local Authority Search fees can vary.

With Quittance, there are absolutely no hidden fees. For a standard 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 conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Stalybridge

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 conveyancing solicitor in Stalybridge to investigate the property, and feed the results of their enquiries back to the buyer, find solutions to outstanding defects and other issues and register the new owner's title at the Land Registry.

This article provides advice for people searching for conveyancing solicitors in Stalybridge for a purchase.

Your Stalybridge conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like Pepper Money or a major lender such as the Yorkshire Building Society, before you choose a Stalybridge conveyancing solicitor it is critical that you make sure that they are on the panel of your lender.

Many lenders are only happy to work with a restricted group of firms that meet stringent standards. If your conveyancer is unable to act for your lender, the lender will probably require a different law firm to complete the legal work.

You will then have to cover this substitute solicitor's fees and significant delays to your move could occur.

Failing to confirm the lender panel status of your property solicitor could result in serious delays.

Our solicitors are approved members of all lender panels.

Property Searches (Tameside Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Stalybridge conveyancing solicitors in order to identify any wider issues that might potentially impact how much your property will be worth.

Lenders will also require searches to be carried out. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchshows whether the surrounding environment is suitable for the purchaser
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitythere is a risk that some Stalybridge properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Your conveyancer will notify you if your mortgage lender requires any additional searches, e.g. a more detailed flood report or a commons registration search.

Buyers should anticipate a wait of roughly 5 weeks for Local Authority searches supplied by Tameside Metropolitan Borough Council, so personal (as opposed to official) searches will be faster.

Planning permissions

Your conveyancing solicitor will apply for an 'Official Copy of the Title Register' from HMLR, helping to identify potential planning issues. Examples of these include errors on the title plan or restrictions that limit alterations.

Tameside Metropolitan Borough Council Council Tax

As a homeowner in Stalybridge, 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 instance a house in the Tameside Metropolitan Borough Council area in Tax Band D would pay £1,656 per annum.

A conveyancing solicitor in Stalybridge will inform a purchaser of the home's council tax band as soon as they are notified.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,242.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property was left empty by a bankrupt person. The Valuation Office Agency (VOA) assign council tax bands for new homes, and where the owner has requested a revaluation.

Band Tameside Metropolitan Borough Council Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,024
F £2,392
G £2,760
H £3,311

Can I dispute my council tax rate?

The Valuation Office Agency (VOA) should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Stalybridge properties

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HM Revenue & Customs as quickly as possible.

See table below for Stamp Duty Land Tax examples for homes in Stalybridge:

  Average sale price (2017) Stamp Duty
Average price £170,388 £907.76
Average price (detached) £314,190 £5,709.50
Average new build £310,424 £5,521.20
If you already own another home (including outside the UK)you will be subject to a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second property in Stalybridge for the average price of £170,388 the SDLT would be £8,519.40.

Stamp duty relief for first-time buyers in Stalybridge

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

Conveyancing solicitors in Stalybridge will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Stalybridge

New build site

Purchasing a leasehold home if you don't know what you are getting into can be risky. The many potential complications awaiting an uninformed buyer can include ground rent multipliers and leases with fewer than 80 years to run.

Poor leasehold guidance, from an inexperienced lawyer, could have serious financial consequences.

A competent conveyancing solicitor in Stalybridge will consider possible leasehold issues, for example unexpired lease terms, ground rents and service charges and checking the lease itself.

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

Buying a 'New Build' property in Stalybridge?

Building site

The average sale price of Stalybridge new build property is £310,424. 7 new build homes were purchased in Stalybridge last year.

A new-build conveyancing solicitor in Stalybridge will need to be familiar with local issues and the added complexities associated with new build, like working to builders' exchange timelines and checking new build mortgage procedures are followed.

Our specialist team of new build conveyancers deliver an accurate and truly independent assessment of the legal title of the house or apartment, with a close eye on factors ranging from problematic leasehold terms to an assessment of other risks, such as future local development.

Greater Manchester Conservation areas

Your conveyancing solicitor will check if the residential property you are planning to buy is in a conservation area in Stalybridge. If it is, the home could be affected by certain building controls. These building controls can include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

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

Conveyancing - Selling a property in Stalybridge

The legal work involved in a sale of a home is more straightforward than when purchasing. The purchaser needs to carry out thorough due diligence on your home, whereas conveyancing solicitors in Stalybridge acting for the vendor simply gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

Factors that could delay or endanger your sale

A home will frequently have numerous complex issues (e.g. Japanese Knotweed or a historical dispute with a freeholder) that might prevent the conveyancing process from completing.

It is generally advisable for sellers to handle these issues without delay.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

The legal work for a leasehold flat (leasehold houses are not common) is quite a lot more complex than for a freehold property.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Stalybridge, such as sourcing an up-to-date service charge statement or a common parts fire risk assessment.

It is recommended that the seller instructs a lawyer with leasehold experience as early in the process as possible, and ideally before marketing the property, to help contain and resolve any delays.

What if Quittance is acting for the other side?

SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You may wish to contact a law firm in Stalybridge to undertake your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Stalybridge conveyancing solicitor directory

  • Garratts, 96 Market Street, Stalybridge, Greater Manchester, SK15 2AB
  • Thompson & Cooke Limited, 100 Market Street, Stalybridge, Cheshire, SK15 2AB
  • Alfred Newton Solicitors, 61 Mottram Road, Stalybridge, Cheshire, SK15 2QR
  • Thompson & Cooke Limited, 12 Stamford Street, Stalybridge, Cheshire, SK15 1LA

Conveyancing - Remortgaging a property in Stalybridge

Benefitting from a better rate of interest to reduce monthly expenses is primarily why people remortgage. There are other reasons, including wanting a more flexible mortgage, or releasing capital to pay off other debts.

You can appreciate the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Stalybridge, shortening the time the conveyancing takes. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.

In order to certify that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the mortgage provider.

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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