Updated: October 12, 2018

Warrington conveyancing solicitor fees

No Move, No Fee conveyancing in Warrington

Conveyancing solicitor fees are paid conveyancing solicitors in Warrington for the legal work associated with moving home.

Do Warrington conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Warrington who will work on a price per hour basis. Your conveyancing quote explains exactly what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as landlord's notice fees or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will conveyancing in Warrington cost in total?

Warrington conveyancing solicitor fees should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. a Coal Authority search, may be needed.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Warrington

Established in Roman times, Warrington was developed as a new town in 1968 and is now the largest town in Cheshire. Known for its economic vitality and commercial acumen, Warrington has been named as the most prosperous town in the North West.

The town's success is set to continue, with locally-based initiatives and council-supported financial help encouraging businesses to flourish. Plans have been set out for it to become a 'new city' by building 24,000 new homes and developing 380 hectares for employment land.

Also included in the plans are a new "Garden City Suburb" in the south of Warrington and a waterfront development along the River Mersey.

Conveyancing for home buyers

As a key part of the legal work for a property buyer, the Warrington conveyancing solicitor will carry out due diligence on the tenure and investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

After making their enquiries the lawyer will offer suggestions and advice and will iron out any legal issues and register the new owner's title at the Land Registry.

The following sets out invaluable advice for people who need conveyancing solicitors in Warrington for a purchase.

Your Warrington conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from Halifax, Godiva Mortgages or any other lender, before you select a conveyancing solicitor in Warrington it is essential that you check that they can act on behalf of your mortgage lender.

The majority of lenders will only work with a select panel of legal practices. If your conveyancer is not on the panel of your mortgage lender, the lender will probably need a second law firm to complete the legal work.

The home buyer will be expected to pay this second lawyer's costs and significant delays to your move could occur.

Neglecting to check the lender panel status of your solicitor can mean serious delays.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Warrington Council searches

Property searches are applied for by Warrington conveyancing solicitors to help to identify any broader issues that might undermine how much your house or flat will be worth. They include:

  • Local Authority (LA) search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be notified if your chosen lender wants any more searches, such as a Crossrail search or a more detailed plan search.

The approximate lead time for LA searches supplied by Warrington Council is 8 weeks. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning issues

Official Entries (or 'office copies') will also be applied for from the Land Registry by the purchaser's conveyancing solicitor. This will help to reveal any issues. These issues could include right of access issues or discrepancies with the filed plan.

Warrington Council Council Tax

Warrington Council calculate council tax on Warrington homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. the occupier of a Band C property in the Warrington Council area would pay annual council tax of £1,489.

Conveyancing solicitors in Warrington will inform a buyer of the property's tax 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 reduces the tax due to 75% which would equal £1,117.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or where an inhabitant is an 18 year old for whom child benefit is payable. Newer homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Warrington Council Tax (2018)
A £1,117
B £1,303
C £1,489
D £1,675
E £2,047
F £2,419
G £2,791
H £3,350

Can I challenge my valuation?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
Redgrave Court
Merton Road
Liverpool
L20 7HS
Merseyside

Stamp Duty on Warrington properties

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the house if it exceeds £125k. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See examples for typical local properties:

  Average sale price (2017) Stamp Duty
Average price £213,597 £1,771.94
Average price (detached) £334,836 £6,741.80
Average new build £275,024 £3,751.20
Following the autumn budget statement, second home buyers have had to pay a 3% SDLT surcharge. So if a second property was bought for £213,597 then the SDLT total will be £10,679.85.

Stamp duty relief for first-time buyers in Warrington

In November 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000.

Conveyancing solicitors in Warrington will confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Warrington

New build site

It is estimated that over 100,000 property owners in England face leases with unreasonable conditions. There are any number of potential traps that may be lying in wait for the unsuspecting buyer, such as:

  • exponential ground rents
  • unfair clauses in the lease
  • costly and undisclosed major works
  • sub-letting restrictions
Severe consequences can result from an inexperienced property lawyer's bad leasehold advice.

If you are planning to buy a house or flat with a lease, a experienced conveyancing solicitor in Warrington will consider potential leasehold issues, including reviewing the lease itself (some leases are over 100 years old), managing agent practices and service charge records from the last three years.

Our specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Warrington?

House under construction

2 new build houses and flats have been bought in Warrington in 2018 so far, according to data gathered by Her Majesty's Land Registry. The average purchase price of Warrington new builds is £290,495.

A new-build conveyancing solicitor in Warrington needs to be conscious of regional considerations and the added complexities of new build, including confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and dealing with delays associated with off-plan.

Our award-winning new build team specialise in helping the buyer get the best possible purchase terms and working to developer exchange timeframes.

Conservation areas

Whether you are intending to buy a period coach house or a Tudor home, if the home is in a protected conservation area, your plans to develop the home might not be permitted by Warrington Council.

Called Article 4 directions, these conditions may include restrictions on the removal of front boundary walls, railings or fences, restrictions on the addition of cladding or restrictions on side or 2 storey extensions.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Warrington conservation areas include Palmyra Square, Culcheth and Walton Village. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Warrington.

Conveyancing - Selling a property in Warrington

The legal process for a property sale is less demanding than for a purchase. During the sale of a house or flat, caveat-emptor' means that the onus is solely on the buyer to discover whether the legal title of the property is legally sound.

With a sale, conveyancing solicitors in Warrington acting for the person selling need only respond to questions set by the buyer's conveyancing solicitor.

Factors that could delay or endanger your sale

Issues, such as complexities where there is a 'share of freehold', have the capacity to frustrate a transaction if left unresolved.

It is usually recommended that vendors face these issues head on and fix them.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is much more difficult than for a more straightforward freehold house.

Warrington conveyancing solicitors will also perform extra work. This can involve requesting an up-to-date service charge statement, through to details of any required deed of covenant.

Given the complexities of leasehold property, it is strongly advised that you contact a leasehold-specialist conveyancer as soon as the property is marketed, if not before,.

What if Quittance conveyancers are acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, SRA regulations ban a single conveyancing solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a Warrington property, and a Quittance conveyancer is acting for the other side, you may wish to contact a law firm in Warrington to carry out your legal work.

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Conveyancing - Remortgaging a property in Warrington

Homeowners remortgage for a variety of reasons, including borrowing more to help pay for an extension, or getting on to a new fixed-rate deal. The main reason, however, is to benefit from a lower interest rate.

Homeowners would typically benefit from a lower rate faster by using a more efficient conveyancing solicitor in Warrington. With rate rises hard to predict, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

So that they can make sure that the parties' interests are protected, the property lawyer will need to act for both you and your new bank or building society.

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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