Award-winning No Move, No Fee conveyancing for Trafford home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance's property lawyers deliver an expert No Sale, No Fee service to home buyers and sellers looking for conveyancing solicitors in Trafford and across Greater Manchester.
Quittance believe that proactive communication is the key to a stress free move and our 100% fixed conveyancing fees means no hidden costs.
If, for whatever reason, your property sale or purchase does not proceed our no move no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
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Trafford's most communicative conveyancing service
Approximately half of respondents to a survey commissioned by InfoTrack did not receive frequent enough updates from their conveyancer.
Conveyancing solicitor communication is so important for a fast move that the CLC (the official conveyancing industry regulator) client charter is geared towards the issue.
Even though conveyancing the Council for Licensed Conveyancers and the SRA are addressing the problem, a survey carried out by the Conveyancing Association determined one quarter of property purchases fall through as the result of inadequate communication.
Quittance Conveyancing's Trafford conveyancing solicitors aim to provide a proactive and informative conveyancing service using your preferred method of communication, every day of the week:
- Best Trafford conveyancing solicitors fees
- Contact details for your lawyer
- State of the art technology to track your case
- Real-time case status notifications via smartphone, tablet and PC
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Updated: October 12, 2018
Trafford conveyancing solicitor fees
No Move, No Fee conveyancing in Trafford
Conveyancing solicitor fees will be paid to conveyancing solicitors in Trafford for handling the legal work for your move.
Are Trafford conveyancing fees and costs fixed?
Some conveyancing solicitors in Trafford offer services on a cost per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on a fixed No Sale, No Fee conveyancing basis, with no nasty surprises in the small print. Your conveyancing quote will explain what you will be charged when your sale or purchase completes.
What are disbursements?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
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 office copies and title plans or HMLR fees.
How much will the total conveyancing fees in Trafford cost?
While conveyancing fees in Trafford will be the same as anywhere else in the country, the disbursements required can vary. As examples, additional region-specific searches, such as a flooding search, may be needed and Local Authority (LA) Search fees will vary.
For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Trafford
Trafford is a metropolitan borough of Greater Manchester and includes the towns of Altrincham, Partington, Sale, Stretford and Urmston.
Trafford is regarded as the economic powerhouse of Greater Manchester with low levels of unemployment. The borough is home to Trafford Park, Europe's largest business park with more than 1,400 companies employing around 50,000 people. The area's business resilience, excellent transport links and outstanding schools have made Trafford an attractive place to live, and consequently property prices have been rapidly increasing over recent years.
Conveyancing for purchasers
Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to the buyer.
It is, however, still the duty of a Trafford conveyancing solicitor to investigate the property, and deliver their report on title to the purchaser, help to fix or resolve any legal issues and ensure the title is transferred to the new owner.
This article sets out recommendations for people who want conveyancing solicitors in Trafford for a purchase.
Your Trafford conveyancing solicitor must be lender-approved
Property purchasers may choose from many mortgage lenders, from a large lender such as Birmingham Midshires, to a niche mortgage lender like Paragon. Before appointing a Trafford conveyancing solicitor, it is critical that you make sure that they can act for your mortgage lender.
Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders will only work with a restricted list (called a 'lender panel') of firms that match certain criteria.
In this case, the lender will likely need a different law firm to complete the legal work, and you will be expected to pay this substitute lawyer's fees. Adding another solicitor to the process can delay the whole purchase.
Our solicitors are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Trafford Council searches
Property searches (sometimes referred to as 'conveyancing searches') are applied for by Trafford conveyancing solicitors to help identify any wider issues that might potentially affect how much your home will be worth.
These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.
More specific searches, such as an HS2 search or a more detailed plan search, may also be advised subject to the outcome of the initial searches.
Trafford Council has an estimated delivery time of 10 weeks for property searches. As a result, regulated searches will be faster.
The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from HM Land Registry. This will help to identify any planning issues. Examples of these include errors on the title plan or restrictions that limit alterations.
Trafford Council Council Tax
Trafford Council calculate your council tax based on a variety of factors including the size and character of the property and the value of the home as determined by the VOA in 1991. For instance for an average Tax Band E home in Trafford, the council tax due would be £1,816.
Conveyancing solicitors in Trafford will inform the purchaser of the property's band once this is confirmed by the searches.
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 £1,362.
Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where an occupation is prohibited by law such as a compulsory purchase order. A property built after 1991 is assessed by the Valuation Office Agency (VOA).
|Band||Trafford Council Tax (2018)|
Is it possible to appeal?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
53 Manchester One
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 20 were approved and the tax was reduced.
Stamp Duty on Trafford properties
The current Stamp Duty Land Tax threshold is £125,000 in England and Wales. The purchaser's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.
Quittance's online case management system are fully integrated with HMRC's online SDLT filing systems.
See examples for typical Trafford properties:
|Average selling price (2017)||SDLT|
|Average price (detached)||£641,975||£22,098.75|
|Average new build||£220,149||£1,902.98|
Stamp duty relief for first-time buyers in Trafford
As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.
Conveyancing solicitors in Trafford will ensure an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Trafford
The possible drawbacks of purchasing a leasehold property should be a source of anxiety for purchasers of leasehold houses or flats. The many potential complications awaiting an uninformed buyer could include incomplete management company accounts and doubling ground rents.
If you intend to buy a property with a lease, a competent conveyancing solicitor in Trafford will address aspects of leasehold, for example :
- reviewing the lease itself (many leases are decades old)
- current-year service charge estimates
- absent freeholders
- proposed major works (Section 20 notices)
- managing agent memoranda and articles of association
Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Trafford?
According to HMLR information, 10 brand new homes have been bought in Trafford in 2018 so far. The average price for new build properties in Trafford is £240,764.
A new-build conveyancing solicitor in Trafford must be mindful of both local Trafford considerations as well as the complications associated with new build, e.g. checking planning conditions have been fulfilled and ensuring that new build mortgage conditions are met.
Our new build conveyancing department will provide a specialist assessment of the legal status of the property, paying close attention to considerations like the home's subsequent resaleability and exponential ground rent and service charges (where applicable).
If you are buying a residential property in one of Trafford's conservation areas, the property must be compliant with any local conservation area restrictions. Called Article 4 directions, these constraints can include:
- Restrictions on the use of cladding
- Restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner was responsible for the changes.
George Street, Linotype Housing Estate and Ashley Heath are among the conservation areas in Trafford. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Trafford's conservation areas.
Conveyancing - Selling a property in Trafford
The conveyancing process on a sale of a house or flat is more straightforward than when buying. The buyer's conveyancer will have to carry out an investigation into the property. Conveyancing solicitors in Trafford acting for the seller, however, just collates information and replies to the solicitor's standard and additional enquiries .
What could go wrong?
A home can be burdened by a broad spectrum of problems (such as a historical dispute with a freeholder or not being connected to the water mains) that can derail your home move.
In most cases, it is recommended for sellers to handle any such problems without delay.
- Dispute with a neighbour? What to do before selling your home
- Dispute with a neighbour? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
Leasehold conveyancing for a sale
The legal work for a leasehold flat is much more time-consuming compared to a freehold house.
The complexities of leasehold mean conveyancing solicitors in Trafford will usually undertake additional tasks, which could include requesting the latest service charge and ground rent statement, through to details of any deed of variation.
It is recommended that the seller instructs leasehold-specialist property lawyer as soon as is practicable to avoid undue delays.
What if Quittance conveyancers are acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, SRA rules prevent a single conveyancing solicitor from acting on both sides in a house sale.
If you are buying or selling a home in Trafford, and a Quittance solicitor is doing the legal work for the other side, you could instruct a property solicitor firm in Trafford to undertake your conveyancing.
Local Trafford conveyancing solicitor directory
- Horwich Farrelly, Alexander House, 94 Talbot Road, Old Trafford, Manchester, Lancashire, M16 0PG
- Sabz Solicitors LLP, 615-617 Stretford Road, Old Trafford, Manchester, Lancashire, M16 0QA
- Jmr Solicitors Ltd, More House, 429 Chester Road, Old Trafford, Manchester, Manchester, Lancashire, M16 9HA
- Miller Gardner Ltd, 497 Chester Road, Old Trafford, Manchester, Lancashire, M16 9HF
Conveyancing - Remortgaging a property in Trafford
Although people consider remortgaging for a range of reasons, people will usually remortgage to get a more attractive interest rate.
You can appreciate the benefits of a better rate earlier with a more proactive conveyancing solicitor in Trafford, shortening the time the conveyancing takes. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
The property lawyer handling the remortgage needs to be able to act for your chosen mortgage provider. Our conveyancing team are on all major lenders' panels. So whether you are changing to a lifetime tracker mortgage with the Bank of Scotland or to a repayment mortgage with the Darlington Building Society, our remortgage team 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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