Updated: October 12, 2018

Swinton conveyancing solicitor fees

No Move, No Fee conveyancing in Swinton

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

Are Swinton conveyancing fees and costs fixed?

Some conveyancing solicitors in Swinton work on an hourly rate, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.

What are disbursements?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Land Registry fees or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Swinton cost?

While conveyancing fees in Swinton will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, specific extra searches, e.g. transport searches, may be necessary and Local Authority (LA) Search fees will vary.

For a standard conveyancing transaction, what we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Swinton

The conveyancing for a homebuyer will require a Swinton conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title (e.g. grant of reservation of rights) to issues impacting on the future saleability of the home.

The property lawyer will report their findings back to the buyer and their mortgage lender, make practical suggestions and register the title in the new owner's name.

This article considers those areas of the legal process for conveyancing solicitors in Swinton where additional expertise is important.

Your Swinton conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common lender like Platform or a major lender such as the HSBC, before you appoint a conveyancing solicitor in Swinton you need to check that they can act in the interests of your lender.

A lot of mortgage lenders will only work with a select panel of firms. If a conveyancer is not on the panel of your lender, the lender will probably need a second solicitor firm to complete the legal work.

The home buyer will usually need to pay this alternate solicitor's fees and the conveyancing process could take much longer.

Delays can arise if you do not check your property lawyer's lender panel status.

Our solicitors can act on behalf of all lenders.

Residential Property Searches (Salford City Council)

Searches are applied for by Swinton conveyancing solicitors to help to identify any significant issues that could possibly undermine how much your home will be worth.

Banks and building societies also expect searches (as set out in the CML Handbook) to be applied for. These include:

SearchDescription
Local Authority (LA) searchcovers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilitythere is a risk that some Swinton properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More pertinent searches, such as a highways search or an energy search, may also be advised in the initial search results.

Property purchasers should anticipate a wait of approximately 4 weeks for LA searches supplied by Salford City Council, so your solicitor will instead order faster regulated searches.

Planning issues

Official Entries will also be obtained from HM Land Registry by your conveyancing solicitor. This will help to reveal any potential issues. These issues could include a restrictive covenant against certain alterations or discrepancies between the property boundaries and the title plan.

Salford City Council Council Tax

The council tax paid by a homeowner is based on various factors which include the number of people living at the property and the value of the property. The occupier of a property in Valuation Band B, for example, would owe annual council tax of £1,368.

Swinton conveyancing solicitors will inform a purchaser of the property's band once 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 (25%) would reduce the tax due to £1,026.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable.

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

Are you about you buy a home in the wrong council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made, of which 30 resulted in a reduction. To appeal contact:

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

Stamp Duty on Swinton properties

Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

The current SDLT threshold for residential properties is £125k.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See Stamp Duty Land Tax examples for properties in Greater Manchester:

  Average sale price (2017) Stamp Duty
Average price £158,882 £677.64
Average price (detached) £190,751 £1,315.02
Average new build £268,317 £3,415.85
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. So if a second property was bought for £158,882 then the SDLT total will be £7,944.10.

Stamp duty relief for first-time buyers in Swinton

For first-time buyers, stamp duty is only payable on purchases over £300k.

Swinton conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Swinton

New build site

The risks of purchasing a leasehold house or flat in the UK are under increasing media scrutiny. The many potential traps lying in wait for an uninformed buyer include:

  • spiralling ground rents
  • overpriced managing agent packs
  • onerous covenants
Serious financial ramifications can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a property with a lease, a good conveyancing solicitor in Swinton will address aspects of leasehold, such as :

  • reviewing the lease itself (some leases are over 100 years old)
  • service charges, ground rents and buildings insurance arrangements
  • dealing with landlords
  • leaseholder/freeholder disputes
  • insurance reinstatement covenants

Make sure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Swinton?

House under construction

The average price for new build homes in Swinton is £268,317. 3033 new builds were purchased in Timperley last year.

Purchasing a new build home is generally more complex than 'standard conveyancing'. To avoid potential problems a Swinton conveyancing solicitor needs to be mindful of local Swinton factors and will need to report to clients on a number of issues, e.g. checking the suitability of new build insurance and administering Help to Buy purchases.

Our award-winning new build team are specialists in representing buyers to achieve the best outcome and meeting short developer deadlines.

Greater Manchester Conservation areas

Whether you are intending to buy a period cottage or a Georgian town house, if the home is in a defined conservation area, any planned modifications to the home may not be allowed by the local authority.

These restrictions, called Article 4 Directions, may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Swinton.

Conveyancing - Selling a property in Swinton

The conveyancing process on a sale of a house or flat is less demanding than when purchasing. The purchaser will have to go through thorough due diligence on your home, whilst conveyancing solicitors in Swinton acting for the vendor just collects all documents and information relating to the property and replies to the solicitor's standard and additional enquiries .

Why do sales fall through?

A property will frequently have a broad spectrum of potential roadblocks (e.g. a dispute with a neighbour or a landlord dispute on a leasehold property) which may delay the conveyancing process.

Property specialists almost always advise that vendors handle such issues without delay.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat is quite a lot more protracted in comparison with a freehold house.

Swinton conveyancing solicitors will also carry out additional work, and this could include obtaining all relevant freeholder information, through to a copy of any notices served on the leaseholder.

To speed up the leasehold conveyancing process, it is strongly advised that you instruct a leasehold expert as soon as possible, and ideally before marketing the property,.

What if you are acting for the other side?

A CLC-regulated conveyancer can act for both parties. However, SRA regulations restrict the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You may want to instruct a property solicitor firm in Swinton to carry out your conveyancing, if a Quittance solicitor is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Swinton

Securing a lower interest rate is primarily why people decide to remortgage. There are other reasons, for example wanting to borrow more, or getting onto a longer fixed-rate term.

An efficient conveyancing solicitor in Swinton can reduce the remortgage processing time, helping you get onto the lower rate earlier. With future interest rate changes hard to predict, fast conveyancing can play a key role in securing your preferred rate.

The property lawyer handling the remortgage should also be able to act for the new mortgage provider. Our conveyancers are panel members of all major banks and building societies, so no matter whether you are switching to a variable-rate with RBS or to a fixed-rate mortgage with the Allied Irish Bank, Quittance 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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