Updated: October 12, 2018

Urmston conveyancing solicitor fees

No Move, No Fee conveyancing in Urmston

Conveyancing solicitor fees are the amounts you pay to your Urmston conveyancing solicitor for handling the legal work for your move.

Do Urmston conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in Urmston who carry out the legal work on a fees per hour basis. Your conveyancing quote will set out all fees and other costs you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty or managing agent fees.

See: Complete list of conveyancing fees

How much will the total Urmston solicitor conveyancing fees be?

Urmston conveyancing fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a mining search, may be necessary and council search fees will vary.

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

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Urmston

Caveat emptor (buyer beware), was a key part of English property law. This maxim no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

A conveyancing solicitor in Urmston will offer suggestions and advice once their enquiries are complete, make practical suggestions and make sure that the title is registered in the name of the new buyer.

This part of the article gives useful advice for buyers who need conveyancing solicitors in Urmston.

Your Urmston conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a large lender like the HSBC or a niche mortgage lender such as the Holmesdale Building Society, before you appoint a conveyancing solicitor in Urmston it is paramount that you confirm that they can act in the interests of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some mortgage lenders will only work with a select panel of firms.

If this is the case, the lender will likely require an alternative law firm to carry out the legal work, and you will be expected to pay this alternate lawyer's fees. Adding another solicitor to the process can delay the whole purchase.

Failing to confirm the lender panel membership of your conveyancing solicitor can frustrate the process.

Our conveyancing solicitors are approved to act for all banks and building societies.

Conveyancing Searches (Trafford Council)

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

Searches are firstly carried out to satisfy the conditions of the lender, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as a highways search or a more detailed environmental report, may also be recommended following the initial searches.

The estimated processing time for Local Authority searches delivered by Trafford Council is 10 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning permissions

The buyer's conveyancing solicitor will also order official entries from HM Land Registry. This will help to expose potential planning issues. Examples of these include limits on the development of the property or outbuildings missing from the title plan.

Trafford Council Council Tax

Trafford Council calculate your council tax based on various factors which include the size and layout of the property and the assessed value of the property in April 1991. For instance for an average Valuation Band E property in Urmston, the council tax due would be £1,816 per year.

A conveyancing solicitor in Urmston will inform the purchaser of the property's band once 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 £1,362.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property is uninhabitable. The Valuation Office Agency calculate bands for new build homes, and where the owner has requested a revaluation.

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

Can I challenge my council tax band?

A homeowner can apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band. To challenge your banding contact:

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

Stamp Duty on Urmston properties

Stamp duty will almost always need to be paid if the house being purchased is valued at over £125k. Given the complexity of the SDLT1 tax return form, only the daring would attempt to complete and file this with HM Revenue & Customs without a conveyancing solicitor's help.

Quittance Conveyancing's case management system ensures that the hard to understand SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See examples for Greater Manchester properties:

  Average selling 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
If you already own another home (including outside the UK)you will be subject to a surcharge of 3%. Therefore, if a homeowner in Urmston bought a second home for the average price of £158,882 the SDLT would be £7,944.10.

Stamp duty relief for first-time buyers in Urmston

In November 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Urmston conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Urmston

New build site

Purchasing a leasehold house or flat can be complex, compared to purchasing a freehold home. Numerous technical obstacles may be lying in wait for an uninformed buyer, including:

  • exponential ground rents
  • sinking fund issues
  • marriage value issues
Severe consequences can result from an inexperienced solicitor's inaccurate leasehold advice.

A specialist conveyancing solicitor in Urmston will investigate aspects of the leasehold purchase, e.g. :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent or landlord enquiries
  • service charges for relevant date periods
  • sinking funds

Quittance Conveyancing's team of 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 Urmston?

House being built

Based on local data compiled by HMLR, the average price for new build property in Urmston is £268,317. 3033 new build houses and flats were purchased in Walkden last year.

A new-build conveyancing solicitor in Urmston must be mindful of local Urmston considerations and new build-specific issues, e.g. handling structural guarantees and spotting incomplete agreements for roads and sewers.

Our team of new build conveyancers deliver an expert appraisal of the legal title of the house or flat, with a close eye on considerations like the home's subsequent mortgageability and 'doubling' ground rent and service charges (where applicable).

Conservation areas in Greater Manchester

When acting for the purchaser of a property in Urmston, a conveyancing solicitor will check if the home is in one of Urmston's conservation areas. If it is, the home could be affected by specific conditions. These conditions, called Article 4 Directions, can include restrictions preventing the addition of frontal sloping rooflights, general restrictions governing non-uniform additions or modifications or restrictions on the erection of outbuildings.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Urmston.

Conveyancing - Selling a property in Urmston

The legal process for a sale of a home is normally less troublesome than when purchasing. When property changes hands, the responsibility lies with the purchaser to discover whether the house or flat can be mortgaged and is free from legal issues.

On the other hand, when selling, conveyancing solicitors in Urmston acting for the vendor for the most part just answer the buyer's solicitor's formal enquiries.

Why do sales fall through?

Common hurdles, such as chancel repair liability, can actually slow or frustrate your move.

Property experts will almost always suggest to sellers that they face any such problems head on and fix them.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold

The legal work for a leasehold flat is quite a lot more time-consuming than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Urmston will need to conduct additional work, which could include getting all relevant freeholder information or details of any breach of the terms of the lease.

It is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as the property is marketed, if not before, to avoid undue delays.

What if Quittance is already acting for the other side?

SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

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

Local Urmston conveyancing solicitor directory

  • Chafes Hague Lambert LLP, 2-4 Primrose Avenue, Urmston, Manchester, M41 0TY
  • Courmacs LLP, 13 Crofts Bank Road, Urmston, Manchester, Lancashire, M41 0TZ
  • Jp Goldman Limited, 42 Flixton Road, Urmston, Manchester, Greater Manchester, M41 5AB
  • Michael Taylor & Co, 38 Crofts Bank Road, Urmston, Manchester, Lancashire, M41 0TQ

Conveyancing - Remortgaging a property in Urmston

Whilst there are many reasons to consider remortgaging, people will generally remortgage to get a lower interest rate.

A proactive conveyancing solicitor in Urmston can reduce the remortgage processing time, and move you to the better rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting the mortgage rate you want.

In order to certify that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new lender.

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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