Award-winning No Move, No Fee conveyancing for West Kirby home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying, selling or remortgaging a property and need conveyancing solicitors in West Kirby, our no sale - no fee property lawyers are here to help.
We offer 100% fixed conveyancing fees, and our commitment to proactive communication means you will never be in the dark about the legal side of your move.
If, for any reason at all, your home move does not proceed our no move no fee guarantee means you won't incur any conveyancing solicitors' legal fees at all.
West Kirby's most communicative conveyancing service
Nearly one in two of respondents to an InfoTrack consumer survey objected to the inadequate communication they received from their lawyer.
The consumer service charters of both the Law Society's 'Conveyancing Quality Scheme' and the Council for Licensed Conveyancers are focused on the issue of conveyancing solicitor communication.
Even so, according to a survey carried out by the Conveyancing Association, around 25% of home purchases and sales do not complete successfully as the result of delays caused by inadequate communication.
Quittance Conveyancing's team of West Kirby conveyancing solicitors deliver an exceptional property legal service. We provide clients with a proactive and informative legal service using email, phone and via our case management app, 7 days a week:
- Best West Kirby conveyancing solicitor fees
- Your conveyancer's email address and DDI
- View your complete case online
- Regular progress notifications via SMS, phone and email
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
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Updated: October 12, 2018
West Kirby conveyancing solicitor fees and costs
No Move, No Fee conveyancing in West Kirby
Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in West Kirby for handling the legal work for your move.
Are West Kirby conveyancing fees and costs fixed?
Some conveyancing solicitors in West Kirby offer services on a cost per hour basis. Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your conveyancing quote will explain exactly what you will need to pay when your property transaction has completed.
What are disbursements?
You must cover the cost of any 'disbursements', on top of the conveyancing fees.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as bankruptcy checks or landlord's notice fees.
How much will the total West Kirby solicitor conveyancing fees be?
Although conveyancing fees in West Kirby will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as a Coal Authority search, may be needed and Local Authority (LA) Search fees will vary.
For a standard conveyancing transaction, the fees we quote are the fees you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in West Kirby
Recent changes to the law mean that a seller should disclose defects or disputes to the buyer.
It is, however, still the duty of a West Kirby conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, offer practical solutions and confirm that the Land Registry's record of the property is updated.
The content below considers the aspects of the legal process for conveyancing solicitors in West Kirby where a deeper understanding of the legal technicalities is essential.
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- Conveyancing solicitors in Wirral
- Conveyancing solicitors in Merseyside
Your West Kirby conveyancing solicitor must be lender-approved
Whether you are getting a mortgage from Scottish Widows, Lloyds Bank or any other lender, before choosing a conveyancing solicitor in West Kirby it is vital that you check that they are on the panel of your chosen lender.
Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some lenders will only accept a selected list (their 'panel') of solicitors or licensed conveyancers.
Should this be the case, the lender will likely require an alternative firm to carry out the legal work, and you will usually need to pay this second lawyer's fees. Handling paperwork and correspondence with this additional party can delay the process.
Our conveyancing solicitors can perform the conveyancing for 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
Wigan Metropolitan Borough Council searches
Property searches (sometimes referred to as 'conveyancing searches') are applied for by West Kirby conveyancing solicitors to help spot issues that could possibly have an impact on how much your house or flat will be worth.
Searches are carried out primarily to satisfy lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your lawyer will make you aware if your mortgage lender needs any additional searches, such as a Crossrail search or a ground stability report.
Purchasers should expect to wait roughly 4 weeks for LA searches obtained from Wigan Metropolitan Borough Council. Your lawyer will therefore recommend using faster personal searches.
Finding planning permissions
Office copies will also be obtained from HMLR by the purchaser's conveyancing solicitor. This will help to reveal planning issues, such as limits on the development of the property or outbuildings missing from the title plan.
Wirral Metropolitan Borough Council Tax
The council tax paid by a homeowner is based on various criteria that include the layout of the property and the assessed value of the property in April 1991. For example, a residential property in the Wirral Metropolitan Borough area in Band C would pay £1,541 per annum.
Conveyancing solicitors in West Kirby will inform a purchaser of the home's council tax 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 (25%) would reduce the tax due to £1,156.
Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if an occupier is a student nurse.
|Band||Wirral Metropolitan Borough Tax (2018)|
Can I lower my band?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 80 council tax challenges were made. 40 were approved and the tax was reduced.
Stamp Duty on West Kirby properties
After a home sale has completed, the purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.The current SDLT threshold is £125,000.
With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.
See examples for typical Merseyside properties:
|Average sale price (2018 to date)||Stamp Duty Land Tax|
|Average price (detached)||£306,032||£5,301.60|
|Average new build||£165,821||£816.42|
Stamp duty relief for first-time buyers in West Kirby
Since 11/17, first-time buyers only need to pay stamp duty on residential properties valued over £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second home. Therefore, if a homeowner in West Kirby bought a second home for the average price of £163,529 the SDLT would be £8,176.45.
West Kirby conveyancing solicitors should confirm their client pays the correct amount.
Buying a flat? Leasehold conveyancing in West Kirby
The potential risks of buying a leasehold property in England or Wales are well publicised. The many potential complications awaiting an uninformed purchaser could include:
- unreasonable ground rents
- freeholds sold without first refusal to leaseholders
- incomplete management company accounts
- unfair developer practices
If you intend to buy a property with a lease, a competent conveyancing solicitor in West Kirby will consider possible leasehold issues, for example :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- managing agent practices
- service charge records from the last three years
- leases approaching 80 years remaining
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in West Kirby?
The average purchase price of new build property in West Kirby is £165,821. 102 brand new properties have been bought in West Kirby in 2018 so far.
Purchasing a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in West Kirby needs to be conscious of local West Kirby considerations and must look into numerous things, e.g. squaring developer incentives with lenders and checking planning conditions have been fulfilled.
Our expert new build team provide an independent view of the legal status of the property, and in particular factors ranging from unreasonable leasehold terms to potential freehold acquisition traps.
Merseyside Conservation areas
If you are intending to purchase a home in one of West Kirby's conservation areas, the property will need to meet any conservation area building controls. These conditions, referred to as Article 4 Directions, may include a wide range of constraints from possible restrictions on solar panel positioning, to general restrictions governing unsympathetic additions or modifications.
The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.
The local planning authority (LPA) for Wirral has designated conservation area status on certain areas of West Kirby. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in West Kirby.
Conveyancing - Selling a property in West Kirby
The legal side of a sale of a house or flat is much easier than when purchasing. The buyer's solicitor does a detailed investigation into the property, whilst conveyancing solicitors in West Kirby acting for the seller essentially just gathers information relating to the property and answers the buyer's questions .
What could jeopardise your sale?
A home will frequently have any number of complex issues (e.g. not being registered at the Land Registry or missing planning permission) that have the capacity to threaten the completion of a purchase.
In general, it is a good idea for vendors to face these issues head on and fix them.
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Selling a Green Deal property? What you need to know
For more conveyancing advice for sellers click here.
Selling a leasehold property
Conveyancing for a leasehold flat (leasehold houses are rare) is quite a lot more time-consuming than it is for a freehold home.
West Kirby conveyancing solicitors will also carry out additional work, including sourcing all relevant freeholder information, through to details of any required deed of covenant.
It is generally a good idea to contact a property lawyer as soon as possible, preferably before putting the property on the market, to reduce leasehold-related delays.
Can your conveyancing solicitors act for both sides?
A CLC-regulated conveyancer can act for both sides. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a house sale and purchase.
You can contact a property solicitor firm in West Kirby to handle your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local West Kirby conveyancing solicitor directory
- Ian C Free, 11a Banks Road, West Kirby, Wirral, Merseyside, CH48 0QX
- Jackson Lees Group Ltd, 52a Grange Rd, West Kirby, Wirral, Merseyside, CH48 4EF
- Maxwell Hodge Limited, 34 Grange Road, West Kirby, Wirral, Merseyside, CH48 4EF
Conveyancing - Remortgaging a property in West Kirby
The main reason people remortgage is to get a more attractive interest rate. There are also other reasons to switch lenders or mortgage deals, including getting on to a new fixed-rate deal, or wanting to borrow more.
You would typically benefit from a better rate earlier with a more efficient conveyancing solicitor in West Kirby, working to reduce the processing time of the legal work. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to securing your preferred rate.
To ensure that the lender's investment is secured, the property lawyer handling your remortgage will act for both you and the mortgage lender.
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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