Award-winning No Move, No Fee conveyancing for Wallasey home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our specialist no sale, no fee property lawyers help home buyers and sellers looking for conveyancing solicitors in Wallasey and across Merseyside.
Quittance prioritise proactive communication to keep you updated 24/7 and our guaranteed fixed conveyancing fees service means no hidden extras.
If, for whatever reason, your sale or purchase does not ultimately go ahead our no move no fee promise means you will not have to pay any conveyancing solicitors' legal fees.
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Wallasey's most communicative conveyancing service
Inadequate solicitor or licensed conveyancer communication can be one of the most trying elements of the home buying and selling process.
The customer service charters of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are focused on resolving the issue of sub-standard conveyancing solicitor communication.
Notwithstanding attempts by regulators to address the issue, a survey carried out by OnePoll revealed one quarter of home purchases and sales do not complete successfully as the result of poor communication.
Quittance Conveyancing's Wallasey conveyancing solicitors deliver a first-rate property legal service. We provide homemovers with a proactive and informative legal service using phone, email and via online case management, 7 days a week:
- Lowest Wallasey conveyancing solicitors fees
- Direct line and contact details of your conveyancing lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
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- Innovative online case tracking system
- Stay in touch with the progress of your case by your preferred contact method (including SMS, phone and email)
Updated: October 12, 2018
Wallasey conveyancing solicitor fees
No Move, No Fee conveyancing in Wallasey
Conveyancing solicitor fees are paid to your Wallasey conveyancing solicitor for the legal work associated with buying or selling a property.
Are Wallasey conveyancing fees and costs fixed?
Some conveyancing solicitors in Wallasey carry out the legal work on an hourly-rate basis. Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your conveyancing quote explains all fees and other costs you will be charged when your sale or purchase goes through.
Are there any other costs in addition to conveyancing fees?
You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or telegraphic transfer fees.
How much will the total conveyancing fees in Wallasey cost?
While conveyancing fees in Wallasey will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a mining search, may be necessary.
For a standard conveyancing transaction, 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 Wallasey
There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.
It remains, however, the duty of a Wallasey conveyancing solicitor to carry out due diligence on the property, make their "report on title", offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.
The following discusses those types of property that could involve extra risk for homebuyers searching for conveyancing solicitors in Wallasey.
- Conveyancing solicitors in Birkenhead
- Conveyancing solicitors in Liverpool
- Conveyancing solicitors in Sefton
- Conveyancing solicitors in St Helens
- Conveyancing solicitors in Wirral
- Conveyancing solicitors in Merseyside
Your Wallasey conveyancing solicitor must be lender-approved
Whether you are getting a mortgage from Lloyds Bank, Whistletree or any other lender, before you choose a Wallasey conveyancing solicitor it is essential that you check that they are on the panel of your lender.
Your lawyer may not be able to carry out the legal work for your lender, because some lenders only accept a selected list (their 'panel') of legal firms that meet stringent criteria.
If this is the case, the lender will likely require an alternative solicitor firm to complete the legal work, and you will then have to cover this alternate solicitor's fees. This can frustrate or delay the process.
Our conveyancing solicitors can carry out the legal work for all major and minor banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Residential Property Searches (Wigan Metropolitan Borough Council)
Searches are enquiries made of public bodies by Wallasey conveyancing solicitors to highlight issues affecting your new home. They include:
- Local Authority (LA) search - planning and development details from Wigan Metropolitan Borough Council records
- Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Chancel repair liability - some Wallasey property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
Your solicitor will make you aware if your lender insists on any more searches, for example a more detailed flood report or a Forestry Commission search.
Wigan Metropolitan Borough Council has a typical delivery time of 4 weeks for LA searches. A private search company will be able to provide this information sooner.
The conveyancing solicitor acting for the buyer also obtains an 'Official Copy of the Title Register' from HMLR. This helps to find any issues, for example a restrictive covenant against certain alterations or a difference between the agent's floorplan and the title plan.
Wirral Metropolitan Borough Council Tax
The amount of council tax a homeowner in Wallasey will pay to Wirral Metropolitan Borough will depend on the property's value and the number of residents. The occupier of a property in Band B, for example, would owe annual council tax of £1,348.
Wallasey conveyancing solicitors will inform a purchaser of the property's band as soon as they are made aware.
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 reduces the tax due to 75% which would equal £1,011.
Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is a 'granny annexe'.
|Band||Wirral Metropolitan Borough Tax (2018)|
What to do if you suspect your new home is incorrectly valuedContact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
A property owner can also apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.
Stamp Duty on Wallasey properties
The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the SDLT becomes chargeable.
Quittance use smart case management systems to ensure that mistakes are not made on the SDLT process.
See table below for SDLT examples for homes in Wallasey:
|Average sale price (2017)||SDLT|
|Average price (detached)||£215,058||£1,801.16|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Wallasey
First-time buyer stamp duty relief is available on property purchases below £300,000. Higher rates of stamp duty apply to buyers of second property in the form of a 3% SDLT surcharge. Therefore, if a homeowner in Wallasey bought a second property for the average price of £130,082 the SDLT would be £6,504.10.
Conveyancing solicitors in Wallasey should confirm the correct tax is paid.
Buying a flat? Leasehold conveyancing in Wallasey
It is not recommended to buy a leasehold home without being aware of the facts. The numerous common problems lying in wait for an uninformed buyer include:
- exponential ground rents
- freeholds sold without first refusal to leaseholders
- costly and undisclosed major works
- sub-letting restrictions
A expert conveyancing solicitor in Wallasey will investigate aspects of the leasehold purchase, such as :
- reviewing the lease itself (some documents can be centuries old)
- managing agent practices
- service charges, ground rents and buildings insurance arrangements
- onerous restrictions
Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Wallasey?
Based on local HM Land Registry statistics, - new build houses and flats -. The average price for Wallasey new build properties is -.
A new-build conveyancing solicitor in Wallasey must be familiar with both local factors and new build-specific issues, like dealing with failures to arrange warranty provider inspections and dealing with incomplete service connection agreements.
Our new build conveyancing department will provide an independent assessment of the legal title of the house or apartment, scrutinising contract issues ranging from the home's subsequent resaleability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).
Merseyside Conservation areas
Your conveyancing solicitor will need to check whether the home you are buying is in one of Wallasey's conservation areas. If it is, the home will be affected by certain building controls. Referred to as Article 4 directions, these restrictions can include restrictions on the use of PVC windows, restrictions on joinery colour choices or restrictions on the erection of outbuildings.
The local council can order any non-compliant alterations to a property to be changed or removed.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Wallasey.
Conveyancing - Selling a property in Wallasey
The conveyancing process on a sale of a house or flat is less demanding than when buying. When a house or flat changes hands, the responsibility lies entirely with the buyer to satisfy themselves that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.
Conversely, when selling, conveyancing solicitors in Wallasey acting for the vendor only need to answer the buyer's questions.
Factors that could delay or endanger the process
Common obstacles, like tree preservation orders, have the potential to prolong your home move.
It is almost always recommended that sellers handle these issues without delay.
- Subsidence? What to do before selling your home
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
Leasehold conveyancing for a sale
The conveyancing process for a leasehold flat or house is much more specialised than for a more straightforward freehold house.
Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Wallasey, which could include getting all relevant freeholder information or a copy of the building's asbestos survey (if required).
It is highly recommended that you instruct a leasehold-specialist lawyer as early in the process as possible, potentially before putting the property on the market, to avoid undue delays.
What if your conveyancing solicitors are acting for the other side?
Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both parties.
If you are buying or selling a Wallasey home, and one of our conveyancing solicitors is doing the legal work for the other side, you can contact a local Wallasey conveyancing solicitor firm to carry out your legal work.
Local Wallasey conveyancing solicitor directory
- Valentine Duggins Solicitors, 101 Wallasey Road, Wallasey, Merseyside, CH44 2AA
- Burd Ward Solicitors Limited, 23-27 Seaview Road, Wallasey, Merseyside, CH45 4QT
- Haworth & Gallagher, 37-39 Wallasey Road, Wallasey, Merseyside, CH45 4NN
- M.a.chadwick, 2 Sunningdale Road, Wallasey, Merseyside, CH45 0LU
- Robert Bingham Limited, 26-28 Liscard Crescent, Wallasey, Merseyside, CH44 1AE
Conveyancing - Remortgaging a property in Wallasey
Saving money on a better rate of interest is generally why people decide to remortgage. There are other reasons, including wanting a more flexible mortgage, or consolidating debts.
A proactive conveyancing solicitor in Wallasey will complete the conveyancing quickly, and move you to the better rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.
The property lawyer carrying out your remortgage must also be able to act on behalf of the new bank or building society. Quittance Conveyancing are on the panel for all major lenders. So whether you are moving to a cashback mortgage with the Halifax or to a variable-rate 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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