Updated: October 12, 2018

Tyldesley conveyancing solicitor fees

No Move, No Fee conveyancing in Tyldesley

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

Are Tyldesley conveyancing fees and costs fixed?

Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Tyldesley who will work on a fees per hour basis. Your quote will set out what you will be charged when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as bankruptcy checks or ID checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Tyldesley solicitor conveyancing fees be?

Whilst conveyancing fees in Tyldesley will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a mining search, may be necessary.

With Quittance Conveyancing, there are no hidden costs or nasty surprises. For standard conveyancing transactions, the conveyancing fee we quote is the fee 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 Tyldesley

As a key part of the legal work for a homebuyer, the conveyancing solicitor in Tyldesley will look into the title of the property and report back to the buyer and the lender.

Once their enquiries are complete the conveyancer will offer suggestions and advice and will find solutions to outstanding defects and other issues and register the title in the new owner's name.

The following discusses elements of the legal process for conveyancing solicitors in Tyldesley where specialist conveyancing skills may be essential.

Your Tyldesley conveyancing solicitor must be lender-approved

Before appointing a Tyldesley conveyancing solicitor, it is essential that you check that they are approved by your mortgage lender, whether you are getting a mortgage from NatWest, the Monmouthshire Building Society or any other lender.

Most mortgage lenders are only prepared to work with a restricted panel of legal firms that meet strict selection criteria. If a conveyancer is unable to act for your mortgage lender, the lender will likely require a second firm to act in their interests.

The buyer will then have to cover this substitute lawyer's fees, and weeks could be added to the conveyancing process.

Failing to check the lender panel status of your lawyer could result in serious delays.

Quittance Conveyancing can act on behalf of all banks and building societies.

Residential Property Searches (Salford City Council)

Searches are enquiries made of government bodies by Tyldesley conveyancing solicitors to identify information and potential issues affecting the home you want to buy.

Searches are primarily carried out to meet lender requirements. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your mortgage lender requires any additional searches, for example an HS2 search or a mining search.

The average turnaround time for Residential property searches supplied by Salford City Council is 4 weeks. In these circumstances, faster personal searches will be advisable.

Planning issues

Your conveyancing solicitor also retrieves the Title Register from HMLR. This will help to reveal any potential issues. These issues could include outbuildings missing from the title plan or neighbours' rights of access.

Salford City Council Council Tax

Salford City Council calculate your council tax based on a number of factors that include the square footage of the property and the value of the property. For instance for an average Band E property in Tyldesley, the council tax due would be £2,150 per year.

Conveyancing solicitors in Tyldesley will inform a purchaser of the property's band once they are themselves notified.

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 £1,612.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where the property is occupied solely by students. The Valuation Office Agency work out council tax bands for newly-built homes, and where the owner has requested a revaluation.

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

Can I appeal against my band?

To challenge your banding contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

Owners can apply for their property to be reassessed. The band could be revised up as well as down.

Stamp Duty on Tyldesley properties

Steep fines await those who miss the SDLT payment deadline. Stamp Duty Land Tax is a percentage of the purchase price of a property paid by the buyer to Her Majesty's Revenue and Customs (HMRC). It is due on properties bought for over £125k.

Quittance Conveyancing ensure that the critical SDLT1 form is completed accurately and without delay.

See table below for 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

Stamp duty relief for first-time buyers in Tyldesley

Relief is available on home purchases below £300k for first-time buyers with relief up to £500,000 in some areas. If you own another residence you will be subject to a higher SDLT rate of 3%. E.g. if a second home was bought for £158,882 then the stamp duty including the surcharge would be £7,944.10. .

Conveyancing solicitors in Tyldesley will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Tyldesley

New build site

The drawbacks associated with buying a leasehold property are a source of concern for leasehold property buyers. The many potential problems lying in wait for an uninformed purchaser could include incomplete management company accounts, increasing ground rents and unreasonable lease extension premiums.

Misguided leasehold advice, from an inexperienced lawyer, can have serious consequences.

A experienced conveyancing solicitor in Tyldesley will address aspects of leasehold, such as :

  • reviewing the lease itself (many leases are decades old)
  • dealing with freeholders
  • current-year service charge estimates
  • flats with varying lease terms
  • external decorations

Quittance Conveyancing's team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Tyldesley?

House under construction

3033 brand new properties were purchased in Urmston last year, based on statistics published by Her Majesty's Land Registry. The average price for new builds in Tyldesley is £268,317.

A new-build conveyancing solicitor in Tyldesley must be mindful of Tyldesley-specific factors and new build-specific issues, including confirming building regulation compliance, dealing with fast exchange timeframes and registering ownership with warranty providers such as NHBC, Advantage and AHCI.

Our highly qualified team of new build conveyancers specialise in new build purchases and working to developer exchange timeframes.

Conservation areas in Lancashire

Whether you enjoy Tudor-style or Edwardian architecture, moving into a conservation area should mean that the street's character will not drastically alter. However, conservation area conditions will affect your property.

These restrictions, called Article 4 Directions, could include:

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

If a property is in breach, the local planning authority can instruct the owner to 'undo' the recent changes, even if the changes were made by the previous owner.

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

Conveyancing - Selling a property in Tyldesley

The conveyancing process on a sale of a home is more straightforward than for a property purchase. The buyer does a comprehensive legal review into the property. Conveyancing solicitors in Tyldesley acting for the vendor effectively just collects any required paperwork and answers the purchaser's enquiries .

What could put the sale of your home at risk?

Common hurdles, such as having right or way issues (such as being landlocked), can seriously prolong a transaction if they are ignored.

You shouldn't ignore this as solicitors are trained to unearth any such issues. Instead, you should talk to a professional and tackle it at the earliest stage.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is significantly more involved compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Tyldesley must carry out additional legal work, which could include sourcing an up-to-date service charge statement, through to details of any breach of the terms of the lease.

It is strongly advised that you instruct a lawyer with leasehold experience as soon as the property is marketed, if not before, to ensure any legal complexity is correctly handled.

What if you are already acting for the other side?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict the same solicitor from acting on both sides in a property sale.

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

Local Tyldesley conveyancing solicitor directory

  • Butcher and Barlow LLP, 132 Elliott Street, Tyldesley, Manchester, Lancashire, M29 8FJ

Conveyancing - Remortgaging a property in Tyldesley

The main reason people remortgage is to secure a preferential rate. There are also other reasons to switch lenders or mortgage deals, including releasing funds to help kids get on the property ladder, or switching from interest-only to repayment.

A proactive conveyancing solicitor in Tyldesley 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 getting onto your new rate as quickly as possible.

The property lawyer conducting the legal work must also be able to act on behalf of your new mortgage lender. Our conveyancing team are on all major UK lenders' panels. So whether you are changing to a cashback mortgage with the HSBC or to a fixed-rate mortgage with the Manchester Building Society, 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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