Updated: October 12, 2018

Timperley conveyancing solicitor fees

No Move, No Fee conveyancing in Timperley

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Timperley for the legal work associated with moving home.

Do Timperley conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Timperley will work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. We work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your conveyancing quote will explain what you will be charged when your property transaction has completed.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as managing agent information or bankruptcy checks.

See: A guide to all conveyancing fees

How much will conveyancing in Timperley cost in total?

Timperley conveyancing solicitor fees will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as transport searches, may be necessary and council search fees will vary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. 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 Timperley

Caveat emptor, meaning 'let the buyer beware', was the legal principle of property law in England and Wales. Since 2013, this principle no longer applies, however, a purchaser must still undertake due diligence on the property to be purchased.

A Timperley conveyancing solicitor will give advice after making their enquiries, make practical suggestions and register the title in the new owner's name.

The content below provides useful guidance for homebuyers who want conveyancing solicitors in Timperley.

Your Timperley conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a less common mortgage lender like Coutts, to a major lender such as the HSBC. Before you instruct a conveyancing solicitor in Timperley, whoever you choose, it is paramount that you confirm that they can act on behalf of your lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some banks and building societies are only prepared to work with a selected list (their 'panel') of firms.

If that is the case, the lender will likely require an alternative firm to complete the legal work, and you will usually need to pay this alternative lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Your purchase could be put at risk by failing to check your solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all lenders.

Property Searches (Trafford Council)

Searches are questions asked of various bodies by Timperley conveyancing solicitors to identify issues affecting the property being purchased. They include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be notified if your mortgage lender needs any more searches, e.g. a radon gas search or an agricultural search.

The typical turnaround time for conveyancing searches supplied by Trafford Council is 10 weeks. In these circumstances, faster personal searches will be advisable.

Planning searches

Your conveyancing solicitor also obtains official entries from the Land Registry, helping to identify planning issues, such as outbuildings missing from the title plan or rights or restrictions on how the property may be used.

Trafford Council Council Tax

As a homeowner in Timperley, 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 for an average Tax Band D property in Timperley, the council tax would be £1,486.

Conveyancing solicitors in Timperley will inform a buyer of the property's tax band after this is confirmed by the searches.

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 £1,114.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or properties awaiting grant of probate.

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

Is your new home in the wrong band?

A homeowner can apply for their property to be reassessed. To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Stamp Duty on Timperley properties

If you are buying a home in England,Wales or Northern Ireland then Stamp Duty Land Tax is payable on properties over £125k. In Scotland, the threshold is £145k. SDLT is paid to HM Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

HM Revenue and Customs (HMRC) form rejections are avoided using the latest case management software.

See examples for local properties:

  Average sale 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
If you are buying a second home for in excess of £40,000 then you will have to pay a 3% stamp duty surcharge. So if a second property was bought for £158,882 then the stamp duty total will be £7,944.10.

Stamp duty relief for first-time buyers in Timperley

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Conveyancing solicitors in Timperley will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Timperley

New build site

Buying a leasehold property without understanding the implications can be risky. Exponential ground rents, unreasonable managing agent fees and unreasonable lease extension premiums are but a few of the many traps awaiting an uninformed purchaser.

Serious financial ramifications can result from a less-experienced solicitor's inaccurate leasehold advice.

If you intend to buy a leasehold home, a expert conveyancing solicitor in Timperley will consider potential leasehold issues, including :

  • sometimes ancient and arcane lease documents
  • dealing with freeholders
  • annual statements of account and budgets for service charges
  • planned large scale expenditure is planned
  • block management regulations that sit outside the lease

Quittance Conveyancing's leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Timperley?

New build site

The average value of new build properties in Timperley is £268,317, (source: HM Land Registry). 3033 newly-constructed homes were purchased in Tyldesley last year.

Buying a new build home can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Timperley must be aware of local issues and will need to report to clients on a number of issues, such as dealing with delays associated with off-plan and checking planning conditions have been fulfilled.

Our highly qualified new build team are specialists in working to developer exchange timeframes and new build purchases.

Greater Manchester Conservation areas

Your conveyancing solicitor will need to check whether the residential property you are buying is in a conservation area in Timperley. If it is, the property will be affected by specific building controls. These conditions may include restrictions on VELUX windows, restrictions on the erection of outbuildings or limits on the use of cladding.

If a property is in breach, you could be legally required (as the new owner) to pay for returning the property to a compliant state, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Timperley

The legal process for a sale of a home is more straightforward than when buying. During the sale of a house or flat, the principle of 'buyer beware' means that the onus lies with the purchaser to verify that the property they are buying is mortgageable and is (or can be) registered at the Land Registry.

With a sale, conveyancing solicitors in Timperley acting for the seller for the most part just answer any enquiries made by the buyer's solicitor.

Why do sales fall through?

A home will often come with any number of complex issues (such as restrictions on how you can use the property or not having a building regulations completion certificate) that have the capacity to prevent the conveyancing process from completing on time.

It is generally advisable for sellers to address these issues immediately.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat is quite a lot more technical than for a freehold property.

Timperley conveyancing solicitors will also carry out additional work, such as getting an up-to-date service charge statement, through to details of any slush fund for property maintenance.

In order to resolve any leasehold difficulties faster, it is recommended that the vendor contact a property lawyer as soon as is practicable.

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

SRA regulations ban the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

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

Local Timperley conveyancing solicitor directory

  • Nicholls Solicitors Limited, Mayfield Chambers, 228a Stockport Road, Timperley, Altrincham, Cheshire, WA15 7UN
  • Slater Heelis LLP, 367a Stockport Road, Timperley, Altrincham, Cheshire, WA15 7UR
  • Collier Littler LLP, Collier Littler Solicitors, 411-413 Stockport Road, Timperley, Altrincham, Cheshire, WA15 7XR

Conveyancing - Remortgaging a property in Timperley

Homeowners remortgage for all sorts of reasons, for example getting onto a longer fixed-rate term, or consolidating loan repayments. The main reason, however, is to get a better interest rate.

Homeowners can appreciate the benefits of a better rate sooner by using a more proactive conveyancing solicitor in Timperley. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

In order to ensure that the lender's interests are safeguarded, a property lawyer will represent 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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