Award-winning No Move, No Fee conveyancing for Standish home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying, selling or remortgaging a house or flat and need conveyancing solicitors in Standish, our no sale - no fee property lawyers can assist.
We offer guaranteed fixed conveyancing fees, and you will always stay informed about how your move is progressing, thanks to our commitment to better communication.
Our no move no fee guarantee means that if your move does not go ahead, you won't incur any conveyancing solicitors' legal fees at all.
Standish's most communicative conveyancing service
Unresponsive communication from your licensed conveyancer or solicitor will add more stress to the buying and selling process.
Proactive conveyancing solicitor communication is so important that the CLC (the official conveyancing industry regulator) formal client charter specifically prioritises it.
In spite of this, inefficient communication remains one of the top 5 reasons complaints are made to the Ombudsman.
Keeping you updated
Our team of Standish conveyancing solicitors offer an exceptional property legal service. We give you the answers you need by email, phone and via our case management app, 7 days a week:
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Updated: October 12, 2018
Standish conveyancing solicitor fees
No Move, No Fee conveyancing in Standish
Conveyancing solicitor fees are what you pay to your Standish conveyancing solicitor for the legal work for a home sale or purchase.
Are Standish conveyancing fees and costs fixed?
We work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Standish who offer services on a cost per hour basis. Your conveyancing quote will explain exactly what you will need to pay when your sale or purchase goes through.
Besides conveyancing fees, what other costs are there?
You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Stamp Duty Land Tax or leasehold information packs.
How much will conveyancing in Standish cost in total?
Conveyancing solicitor fees in Standish will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, specific extra searches, such as a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.
For a standard sale or purchase, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Standish
Caveat emptor (buyer beware), was a key part of English property law. Following recent changes in the law, this maxim no longer applies. However, the buyer still will need to undertake due diligence on the property to be purchased.
A conveyancing solicitor in Standish will offer suggestions and advice once their enquiries are complete, deal with any legal issues and ensure the title is transferred to the new owner.
This section of the article considers the types of residential property that carry additional risk for people searching for conveyancing solicitors in Standish for a purchase.
Your Standish conveyancing solicitor must be lender-approved
Property purchasers have access to a broad selection of mortgage lenders, from a niche mortgage lender like the Hinckley and Rugby Building Society, to a major lender such as NatWest. Before choosing a Standish conveyancing solicitor, whoever you choose, it is very important that you make sure that they are on the approved panel of your chosen lender.
Some lenders are only prepared to work with a select group (often referred to as a 'panel') of legal firms. If a conveyancer cannot act for your chosen lender, the lender will probably need an alternative legal firm to act in their interests.
The home buyer will then have to cover this alternate solicitor's fees, and the conveyancing process can take much longer.
Quittance Conveyancing can perform the conveyancing for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Wigan Metropolitan Borough Council searches
Residential property searches are submitted by Standish conveyancing solicitors to unearth problems that might undermine how much your property is worth.
Mortgage lenders also need to see searches (as set out in the CML Handbook) to be submitted. These include:
|Local Authority (LA) search||reveals issues like whether the adjoining road and pavement are publicly maintained|
|Environmental search||describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|Chancel repair liability||there is a risk that some Standish properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.|
Purchasers will be told if your mortgage lender wants any more searches, for example a highways authority search or a Forestry Commission search.
The typical processing time for searches from Wigan Metropolitan Borough Council is 8 weeks, so faster personal (as opposed to official) searches will be recommended.
Office copies will also be applied for from the Land Registry by the conveyancing solicitor acting for the homebuyer, helping to evidence potential planning issues, for example errors on the title plan or the breach of a restrictive covenant.
Wigan Metropolitan Borough Council Tax
The amount of council tax a homeowner in Standish will pay to Wigan Metropolitan Borough will depend on the property's value and the number of residents. For instance for an average Tax Band C house in Standish, the council tax payable would be £1,363.
Conveyancing solicitors in Standish will inform a purchaser of the property's tax band once they are themselves 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 £1,022.
Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or where the property was left empty by a bankrupt person. The Valuation Office Agency work out council tax bands for new build properties, and where the owner has requested a revaluation.
|Band||Wigan Metropolitan Borough Tax (2018)|
Could you be overpaying?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
104 Lancaster Rd
In the financial year 2016/17, 50 council tax challenges were made, and 20 saw a subsequent reduction.
Stamp Duty on Standish properties
Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their conveyancing solicitor to do it for them.If you are buying a residential property in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k.
Quittance is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.
See table below for Stamp Duty Land Tax examples for properties in Greater Manchester:
|Average sale price (2017)||SDLT|
|Average price (detached)||£190,751||£1,315.02|
|Average new build||£268,317||£3,415.85|
Stamp duty relief for first-time buyers in Standish
Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Standish bought a second property for the average price of £158,882 the SDLT would be £7,944.10.
Standish conveyancing solicitors will ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Standish
Purchasing a leasehold property can be challenging when compared to purchasing a freehold home. There is a wide range of sometimes obscure legal issues that may be lying in wait for the unsuspecting buyer, including:
- unpaid service charges by the existing leaseholder
- doubling ground rents
- leases with fewer than 80 years to run
A competent conveyancing solicitor in Standish will address aspects of leasehold, such as reviewing the lease itself (some documents can be centuries old), dealing with freeholders and service charges and whether they have been collected.
Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's leasehold conveyancing solicitor team.
Buying a 'New Build' property in Standish?
The average cost of Standish new build homes is £268,317. 3033 new build properties were purchased in Stretford last year.
The legal side of buying a new build property is frequently more involved than other types of conveyancing. Therefore a Standish conveyancing solicitor must be aware of local considerations and must check a range of issues, such as liaising with the builder's onsite sales team and checking planning conditions have been fulfilled.
Our team of new build conveyancers deliver an accurate and truly impartial assessment of the legal title of the house or flat, looking out for considerations like unreasonable leasehold terms and an assessment of other risks, such as future local development.
Greater Manchester Conservation areas
When carrying out the conveyancing for a purchase in Standish, a conveyancing solicitor will need to check whether the house is in a conservation area in Standish. If it is, the property could be affected by specific building controls. Referred to as Article 4 directions, these building controls may include:
- Limits on the use of non-traditional building materials
- A ban on uPVC window frames
- Restrictions on outbuildings and 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 Standish's conservation areas.
Conveyancing - Selling a property in Standish
The conveyancing process on a sale of a home is normally less troublesome than when purchasing. The buyer carries out a detailed investigation on the property and its legal title, whereas conveyancing solicitors in Standish acting for the seller essentially just gathers information relating to the property and responds to enquiries made by the buyer's solicitor .
What could put your sale at risk?
Properties can face many possible complications (such as restrictive covenants or not having appropriate warranties) which could protract or even derail the conveyancing process.
Don't shy away from finding a solution, trusting that the issue won't be discovered. Instead, get advice and work to resolve it as quickly as possible.
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
- Dispute with a freeholder? What to do before selling your home
Read more sale conveyancing articles here.
Selling a leasehold property
The legal work for a leasehold flat or house is much more technical compared to a freehold house.
Standish conveyancing solicitors must usually carry out further legal work, which could include writing to the landlord for the freeholder pack, through to a copy of the buildings insurance for the common parts.
It is highly recommended that you instruct a lawyer as soon as possible to reduce leasehold-related delays.
What if you are already acting for the other side?
A conveyancer regulated by the CLC can act for both sides. However, SRA rules prevent the same solicitor from acting on both sides in a house sale.
You can contact a local Standish conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is acting for the other side.0
Conveyancing - Remortgaging a property in Standish
Although there are many reasons to remortgage, people generally remortgage to get a more affordable interest rate.
A proactive conveyancing solicitor in Standish can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in securing your preferred rate.
It is crucial that the property lawyer carrying out the remortgage can also represent your chosen mortgage lender. Quittance Conveyancing are on all major UK lenders' panels, so no matter whether you are changing to a fixed-rate mortgage with Birmingham Midshires or to a repayment mortgage with the Coventry Building Society, we can assist.
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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