Updated: October 12, 2018

Stretford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Stretford

Conveyancing solicitor fees are what you pay to your Stretford conveyancing solicitor for the legal work associated with moving home.

How are Stretford conveyancing fees calculated?

Some conveyancing solicitors in Stretford work on a price per hour basis. Our conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your conveyancing quote will set out what you will pay when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the legal 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 ID checks or local authority searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Stretford solicitor conveyancing fees be?

Stretford conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, specific extra searches, such as a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard conveyancing transaction, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Stretford

As a key part of the legal work for a property purchase, the conveyancing solicitor in Stretford will carry out due diligence on the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

The property lawyer will give advice after making their enquiries, offer pragmatic solutions and make sure that the title is registered in the name of the new buyer.

The following considers those parts of the buying process for conveyancing solicitors in Stretford that necessitate specialised skills.

Your Stretford conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a large lender such as the HSBC, to a niche lender like the Coventry Building Society. Before you select a conveyancing solicitor in Stretford, you must confirm that they can act for 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 restricted list (called a 'lender panel') of solicitors or licensed conveyancers that pass strict selection criteria.

If this is the case, the lender will need a different law firm to complete the legal work, and you will then have to cover this alternative solicitor's fees. Adding another solicitor to the process can delay the whole purchase.

Failing to check the lender panel membership of your conveyancer could mean significant delays.

Quittance Conveyancing are approved to act for all mortgage providers.

Trafford Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Stretford conveyancing solicitors to identify planning, development and environmental issues that might potentially reduce the value of the property you are purchasing.

Banks and building societies typically also require conveyancing search packs to be obtained. These include:

SearchDescription
Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilitythere is a risk that some Stretford properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Your solicitor will tell you if your mortgage lender requires any further searches, such as an HS2 search or an energy search.

The average lead time for searches obtained from Trafford Council is 10 weeks, so your solicitor will instead order faster regulated searches.

Finding planning permissions

The conveyancing solicitor acting for the buyer will request the Title Register from the Land Registry, helping to evidence any planning issues. These issues could include the breach of a restrictive covenant or a difference between the agent's floorplan and the title plan.

Trafford Council Council Tax

The amount of council tax a homeowner in Stretford will pay to Trafford Council will depend on the property's value and the number of residents. E.g. for an average Band C property in Stretford, the council tax amount would be £1,321 per year.

Conveyancing solicitors in Stretford will inform the purchaser of the property's 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 £991.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is occupied by someone who is seriously mentally impaired. A house or flat constructed after 1991 is assessed and allocated a council tax banding by the Valuation Office Agency.

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

Could I be overpaying council tax?

Contact the VOA for more information on how to challenge your tax band:

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

In the 2016/17 financial year, 30 council tax challenges were made, of which 20 were upheld and the tax was reduced.

Stamp Duty on Stretford 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.

SDLT will have to be paid by the property buyer on properties sold for more than £125k in England, Wales and Northern Ireland.

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

See table below for SDLT examples for properties in Greater Manchester:

  Average selling price (2017) SDLT
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Higher rates of SDLT apply to buyers of second residential property in the form of a 3% stamp duty surcharge. E.g. if a second property was bought for £158,882 then the SDLT including the surcharge would be £7,944.10. .

Stamp duty relief for first-time buyers in Stretford

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Stretford conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Stretford

New build site

Purchasing a leasehold home is not as straightforward as buying a freehold home. There are any number of legal technicalities that could be awaiting an uninformed purchaser, including:

  • absent freeholders
  • ground rent multipliers
  • unreasonable managing agent fees
  • unfair clauses in the lease
Severe consequences can result from a solicitor's bad leasehold advice.

If you are planning to buy a leasehold property, a specialist conveyancing solicitor in Stretford will address aspects of leasehold, such as :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • managing agent or landlord enquiries
  • service charges, ground rents and buildings insurance arrangements
  • freeholder plans to sell the building
  • the implications of the remaining length of the lease

Our specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Stretford?

Building site

Based on data collated by the Land Registry, the average cost of new build property in Stretford is £268,317. 3033 brand new properties were purchased in Swinton last year.

A new-build conveyancing solicitor in Stretford must be mindful of both local issues and the added complexities of new build, e.g. dealing with lender conditions and confirming building regulation compliance.

Our team of new build conveyancers deliver an expert assessment of the property's legal status, scrutinising contract factors ranging from problematic leasehold terms to potential freehold acquisition traps.

Greater Manchester Conservation areas

Whether you are buying a period cottage or a Victorian family home, if the property is in a designated conservation area, your plans to develop the property may not be accepted by Trafford Council.

Called Article 4 directions, these restrictions can include limitations on skylights, limitations on new outbuildings or restrictions preventing paving over the front garden.

If a property is in breach, the local authority can instruct the owner to 'undo' the recent changes, even if the previous owner carried out the alterations.

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

Conveyancing - Selling a property in Stretford

The conveyancing process on a sale of a house or flat is normally less troublesome than for a property purchase. The buyer's conveyancing solicitor has to carry out a full legal review into the property and its legal title. Conveyancing solicitors in Stretford acting for the vendor essentially just answers the buyer's questions.

What factors could threaten your sale?

Issues, such as parking issues or disputes or not having suitable right of way, can easily prolong the sale process if left unresolved.

It is not recommended that you put off finding a solution, waiting to see if the problem is discovered - a better course of action will be to get professional advice, square up to the issue(s), and find a solution at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

Conveyancing for a leasehold flat or house is quite a lot more technical than it is for a freehold home.

The complex nature of leasehold property means that conveyancing solicitors in Stretford must undertake additional legal work, and this could include sourcing all relevant freeholder information, through to details of any unresolved disputes.

It is recommended that you instruct a leasehold specialist as soon as the property is marketed, if not before, to avoid undue delays.

What if your conveyancing solicitors are acting for the other side?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a home in Stretford, and a Quittance conveyancer is acting for the other side, you can contact a local Stretford conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Stretford

By far the most common reason homeowners remortgage a home is to get a lower interest rate. There are any number of other reasons to consider remortgaging, including moving from a tracker to a fixed-rate, or releasing equity.

You should be able to enjoy a lower rate faster with a more proactive conveyancing solicitor in Stretford, accelerating the time taken to complete the process. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer will represent both you and your new bank or building society to confirm the lender's interests are safeguarded.

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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