Award-winning No Move, No Fee conveyancing for Walkden home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year Quittance Conveyancing's no sale - no fee property lawyers help property sellers and buyers looking for conveyancing solicitors in Walkden and across Greater Manchester.
Quittance proactive communication to keep you updated 24/7 and our guaranteed fixed conveyancing fees means no hidden fees.
If, for whatever reason, your sale or purchase does not proceed our no sale no fee guarantee means you will not have to pay any conveyancing solicitors' legal fees.
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Walkden's most communicative conveyancing service
Inadequate conveyancing solicitor communication is often cited as one of the most stress-inducing parts of the conveyancing process.
The customer service charters of both the Conveyancing Quality Scheme (CQS) and the Council for Licensed Conveyancers are heavily focussed on the issue of conveyancing solicitor communication.
Even though conveyancing regulators are addressing the problem, inefficient communication is perhaps the most frequent cause of complaints made by homemovers.
Our Walkden conveyancing solicitors provide an unmatched property legal service. We strive to provide the information you need using your preferred method of communication, 7 days a week:
- Lowest Walkden conveyancing solicitors fees
- Open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Regular case updates by your preferred contact method (including SMS, phone and email)
- Access to your online conveyancing file
- Direct line for your conveyancing lawyer
Updated: October 12, 2018
Walkden conveyancing solicitor fees
No Move, No Fee conveyancing in Walkden
Conveyancing solicitor fees are paid to conveyancing solicitors in Walkden for the legal work for a home sale or purchase.
Are Walkden conveyancing fees and costs fixed?
We work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Walkden who will work on a fees per hour basis. Your conveyancing quote will set out what you will pay when your property transaction has completed.
Besides conveyancing fees, what other costs are there?
In addition to the solicitor's conveyancing fees you will also have to cover any '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, such as Stamp Duty or ID checks.
How much will the total conveyancing fees in Walkden cost?
Although conveyancing fees in Walkden will be the same as anywhere else in the UK, the disbursements required can vary. For example, additional region-specific searches, e.g. a flooding search, may be needed and Local Authority Search fees can vary.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in Walkden
Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.
It remains, however, the duty of the conveyancing solicitor in Walkden to investigate the property, so that they can report back in detail to the buyer and the lender, find solutions to outstanding defects and other issues and ensure that the full legal ownership is transferred.
This section of the article offers invaluable advice for people who need conveyancing solicitors in Walkden for a purchase.
Your Walkden conveyancing solicitor must be lender-approved
Before selecting a Walkden conveyancing solicitor, you need to check that they are approved by your lender, whether you are obtaining a mortgage from TSB, St James Place Bank or any other lender.
Most mortgage lenders are only prepared to work with a restricted list (called a 'lender panel') of solicitors or licensed conveyancers that meet strict selection criteria. If your conveyancer is unable to act for your lender, the lender will likely need a different legal firm to act in their interests.
You will usually need to pay this substitute solicitor's costs and the conveyancing process could take much longer.
Our solicitors are on the panel of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Salford City Council)
Property searches are enquiries made of government bodies by Walkden conveyancing solicitors to highlight issues affecting your new home.
Lenders almost always need property searches to be purchased. These include:
|Local Authority (LA) search||exposes issues like road schemes that could affect the property|
|Environmental search||identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|Chancel repair liability||describes the insurance to protect against any liability owed by Walkden properties for local parish repairs.|
More specific searches, such as a highways search or a disadvantaged area search, may also be referred to following the initial searches.
Purchasers should anticipate a wait of up to 4 weeks for property searches delivered by Salford City Council. As a result, regulated searches will be faster.
Ensuring planning permission is in place
Official Entries (or 'office copies') will also be applied for from the Land Registry by your conveyancing solicitor. This will help to highlight potential planning issues, such as discrepancies between the property boundaries and the title plan or that a restrictive covenant has been breached.
Salford City Council Council Tax
The council tax paid by a homeowner is based on a variety of factors which include the size of the home and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). For instance for an average Band E property in Walkden, the council tax amount would be £2,150.
Conveyancing solicitors in Walkden will inform a buyer of the home's tax band as soon as they are notified.
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 £1,612.
Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or where the property is occupied solely by students. The Valuation Office Agency (VOA) work out council tax bandings for newly-constructed property, and where the owner has requested a revaluation.
|Band||Salford City Council Tax (2018)|
Could you be overpaying?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
53 Manchester One
In 2016/17, 60 council tax challenges were made. 30 were upheld and refunds awarded.
Stamp Duty on Walkden properties
Filling in the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.
With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See table below for Stamp Duty Land Tax examples for homes in Greater Manchester:
|Average sale price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£190,751||£1,315.02|
|Average new build||£268,317||£3,415.85|
Stamp duty relief for first-time buyers in Walkden
Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300k. Following the recent budget statement, second home buyers must pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second property in Walkden for the average price of £158,882 the SDLT would be £7,944.10.
Walkden conveyancing solicitors will confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in Walkden
Purchasing a leasehold home without understanding the implications can be costly. Numerous legal issues could be awaiting the unsuspecting purchaser, such as ground rent multipliers and onerous covenants.
If you intend to purchase a property with a lease, a good conveyancing solicitor in Walkden will investigate aspects of the leasehold purchase, for example absent freeholders, sometimes ancient and arcane lease documents and short leases.
Make sure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.
Buying a 'New Build' property in Walkden?
According to data sourced by HM Land Registry, the average value of a new build property in Walkden is £268,317. 3033 new build properties were purchased in Westhoughton last year.
Buying a new build home requires specialist knowledge, compared to 'standard conveyancing'. Therefore a conveyancing solicitor in Walkden needs to be mindful of local Walkden issues and will examine a number of areas, including dealing with delays associated with off-plan and investigating road and drainage issues.
Our highly qualified conveyancing team are specialists in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.
Conservation areas in Greater Manchester
Your conveyancing solicitor will need to confirm if the residential property you are going to buy is in one of Walkden's conservation areas. If it is, the home is affected by constraints. These building controls could include restrictions on the removal of front boundary walls, limitations on new outbuildings or restrictions on the display of advertisements.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a flue.
Your conveyancing solicitor will address whether your planned purchase is located one of Walkden's conservation areas.
Conveyancing - Selling a property in Walkden
Conveyancing for a sale of a home is much easier than when buying. The buyer's conveyancing solicitor needs to carry out due diligence into the property, whilst conveyancing solicitors in Walkden acting for the vendor mostly just answers the purchaser's enquiries.
Factors that could delay or endanger your home sale
Obstacles, such as parking issues or disputes or not being insurable, can seriously endanger your move if not dealt with promptly.
It is best not to procrastinate in the hope that any issues won't be spotted - get advice instead and deal with it ASAP.
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- What to do if selling a home without planning permission
Read more helpful advice for sellers here.
The legal work for a leasehold flat is much more difficult than for a freehold property.
Walkden conveyancing solicitors will also perform extra work, such as obtaining an up-to-date service charge statement, through to the memorandum of articles of association (if applicable).
It would be prudent to appoint a conveyancer as soon as an estate agent is chosen to reduce the impact of any leasehold-caused difficulties.
What if you are acting for the other side?
A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA rules prevent the same solicitor from acting on both sides in a house sale and purchase.
You could contact a law firm in Walkden to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.
Local Walkden conveyancing solicitor directory
- Widdows Pilling & Co, The Manse, 2b Memorial Road, Walkden, Worsley, Manchester, Lancashire, M28 3AQ
Conveyancing - Remortgaging a property in Walkden
Homeowners remortgage a home for a variety of reasons, for example moving to an offset mortgage, or extending the mortgage term. The main reason, however, is to save money with a lower rate.
Homeowners can enjoy the benefits of a better rate earlier with a more efficient conveyancing solicitor in Walkden, reducing the time the conveyancing takes to complete. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.
It is vitally important that the property lawyer carrying out the remortgage is also able to act for your new bank or building society. Our conveyancers are panel members of all major banks and building societies. So whether you are changing to a cashback mortgage with Santander or to a fixed-rate mortgage with the Darlington Building Society, we 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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