Updated: October 12, 2018

Tameside conveyancing solicitor fees

No Move, No Fee conveyancing in Tameside

Conveyancing solicitor fees are the charges you pay to your Tameside conveyancing solicitor for carrying out the legal work for a property transaction.

How are Tameside conveyancing fees calculated?

Our conveyancers work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Tameside who carry out the legal work on an hourly-rate basis. Your quote explains exactly what you will need to pay when your house or flat sale completes.

Are there any other costs?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as HMLR fees or leasehold information packs.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Tameside solicitor conveyancing fees be?

Conveyancing solicitor fees in Tameside will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flood plain search, may be necessary.

There are no hidden costs or nasty surprises with Quittance Conveyancing. For a standard sale or purchase, the fees we quote are the fees you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Tameside

The Metropolitan Borough of Tameside is a metropolitan borough of Greater Manchester borough bordering on the Peak District National Park. It includes Audenshaw, Denton, Droylsden, Dukinfield, Hyde, Mossley, Longdendale, Stalybridge, the market town of Ashton-under Lyne.

The Vision Tameside project, an ambitious redevelopment strategy is nearing completion and is expected to bring greater economic prosperity, transform learning and skills and create new and opportunities for residents.

Average property prices are around half the national average, making Tameside one of the most affordable areas in the North West and great for first-time buyers.

The choice of property is wide, from new-build to period terrace housing and flats.

Conveyancing for buyers

Recent changes to the law mean that a seller must reveal any issues concerning their property.

That said, it remains the responsibility of the conveyancing solicitor in Tameside to carry out due diligence on the property, report back in detail to the buyer and the lender, offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

The content below examines those parts of the buying process for conveyancing solicitors in Tameside that require specialist knowledge.

Your Tameside conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a major lender such as the Nationwide Building Society, to a less common lender like Secure Trust. Before choosing a conveyancing solicitor in Tameside, it is very important that you make sure that they are approved by your lender.

The majority of mortgage lenders will only work with a select group (often referred to as a 'panel') of legal firms that match certain criteria. If your solicitor cannot act for your lender, the lender will probably need a second legal firm to act in their interests.

The home buyer will be expected to pay this second lawyer's fees and significant delays to your move could occur.

Neglecting to check the lender panel membership of your property lawyer could result in significant delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Tameside Metropolitan Borough Council searches

Residential property searches are enquiries made by Tameside conveyancing solicitors to help uncover relevant information about the home you want to buy. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Tameside Metropolitan Borough Council
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More specialised searches, such as a Crossrail search or an agricultural search, may also be referred to subject to the outcome of the initial searches.

Purchasers should expect to wait around 5 weeks for Local Authority searches supplied by Tameside Metropolitan Borough Council, so it will be worthwhile to use a quicker private search company.

Planning documents

The buyer's conveyancing solicitor will request official entries from HM Land Registry. This will help to identify planning issues, for example the title plan showing only very general boundaries or restrictions that limit alterations.

Tameside Metropolitan Borough Council Council Tax

Tameside Metropolitan Borough Council calculate your council tax based on a number of criteria e.g. the square footage of the property and the property's value as at 1 April 1991. For example, the occupier of a Valuation Band B home in the Tameside Metropolitan Borough Council area would pay annual council tax of £1,288.

Conveyancing solicitors in Tameside will inform the purchaser of the property's 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 (25%) would reduce the tax due to £966.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or for foreign language students.

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 appeal against my band?

From April 2016 to March 2017, 20 council tax challenges were made, of which 10 were upheld and refunds awarded. 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

Stamp Duty on Tameside properties

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.

If a residential property is purchased for £125k or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty.

Quittance's case management system are fully integrated with HMRC's online tax return system.

The following table illustrates Stamp Duty Land Tax examples for average properties in Tameside:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £151,882 £537.64
Average price (detached) £258,664 £2,933.20
Average new build £184,328 £1,186.56
If you own another home (including outside the UK)you will be subject to a surcharge of 3%. So if a second property was bought for £151,882 then the SDLT total will be £7,594.10.

Stamp duty relief for first-time buyers in Tameside

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

Tameside conveyancing solicitors will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Tameside

New build site

Purchasing a leasehold home is not as straightforward as buying a freehold home. The many potential complications awaiting the unsuspecting purchaser can include short leases, unreasonable ground rents and reversionary interests.

Serious financial ramifications can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A experienced conveyancing solicitor in Tameside will address aspects of leasehold, including :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent practices
  • service charges, ground rents and buildings insurance arrangements
  • residents' memoranda and articles of association

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Tameside?

New build building site

The average sale price of a new build in Tameside is £184,328. 6 new build properties have been bought in Tameside in 2018 so far.

A new-build conveyancing solicitor in Tameside will need to be aware of both local Tameside considerations as well as new build-specific issues, such as checking that any contracts allow for future 'common parts' maintenance, squaring developer incentives with lenders and checking new build warranties with warranty providers, including NHBC, Advantage HCI? and Castle.

Our team of new build conveyancers are specialists in working to tight developer deadlines and new build purchases.

Conservation areas

When acting for the buyer of a home in Tameside, a conveyancing solicitor will check if the residential property is in a conservation area in Tameside. If it is, the property will be affected by specific building controls. These building controls may include restrictions on the removal or addition of front boundary walls, general restrictions governing the use of non-traditional materials or restrictions on the erection of outbuildings.

If a property is in breach, the owner could be required by law to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations were made by the previous owner.

Copley, Portland Basin and Millbrook are among the conservation areas in Tameside. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Tameside.

Conveyancing - Selling a property in Tameside

The conveyancing process on a sale of a home is generally simpler than when buying. The buyer's conveyancer will have to go through a detailed investigation on the home. Conveyancing solicitors in Tameside acting for the seller just collates information and answers the buyer's questions .

What could go wrong?

Obstacles, such as being a listed building with non-compliant alterations, can significantly slow or frustrate a sale if they are ignored.

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered. The best course of action is to get advice and attempt to resolve it at the earliest stage.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold property is much more specialised than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Tameside, for example obtaining an up-to-date service charge statement, through to details of any slush fund for property maintenance.

A seller should plan to instruct a conveyancer as early as possible to help mitigate (often inevitable) leasehold delays.

Can Quittance conveyancers act for the buyer and the seller in a single transaction?

A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same solicitor from acting on both sides in a house sale.

You could instruct a property solicitor firm in Tameside to carry out your legal work, if a Quittance solicitor is doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Tameside

By far the most common reason homeowners remortgage a home is to reduce the monthly repayments. There are also a number of other reasons to remortgage, such as moving to an offset mortgage, or extending the mortgage term.

You will typically be able to benefit from a lower rate faster with a more proactive conveyancing solicitor in Tameside, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is crucial that the property lawyer carrying out the remortgage can represent your chosen mortgage provider. Our conveyancers are panel members of all major banks and building societies. So no matter whether you are changing to a 100% mortgage with Britannia or to a discounted-rate mortgage with Birmingham Midshires, 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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