Award-winning No Move, No Fee conveyancing for Whitefield home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
With guaranteed fixed conveyancing fees and a focus on proactive communication, we know how to keep you better informed throughout your move.
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Whitefield, our award-winning no sale, no fee property lawyers can assist.
If, for any reason at all, your move does not complete our no move no fee service means you will not have to pay any conveyancing solicitors' legal fees.
Whitefield's most communicative conveyancing service
Insufficient law firm communication can be one of the most trying parts of the home buying and selling process.
Conveyancing solicitor communication is of such importance to a speedy move that the CLC customer service charter is focussed on resolving the issue.
Even though conveyancing regulators are addressing the problem, poor communication is one of the most common sources of complaints made to the Ombudsman.
Our team of Whitefield conveyancing solicitors provide a market-leading conveyancing service. We strive to provide you with the answers you need wherever you are, through your preferred medium, 7 days a week:
- Best Whitefield conveyancing solicitors fees
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Updated: October 12, 2018
Whitefield conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Whitefield
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Whitefield for the legal work associated with buying or selling a property.
Do Whitefield conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Whitefield will work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your quote explains what you will be charged when your property transaction has completed.
What are disbursements?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as landlord's notice fees or Stamp Duty.
How much will the total conveyancing fees in Whitefield cost?
Whitefield conveyancing fees will not vary. However, the costs of certain disbursements can vary. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a historic mining search, may be needed.
With Quittance Conveyancing, there are no hidden costs or nasty surprises. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Whitefield
The conveyancing for a property purchase will require the conveyancing solicitor in Whitefield to consider a wide range of issues. Examples of such issues can range from a defective title (e.g. breached restrictive covenants) to a flying freehold affecting the mortgageability of the property.
The buyer's solicitor will feed the results of their enquiries back to the buyer and their mortgage lender, offer pragmatic solutions and ensure that the full legal ownership is transferred.
The following provides recommendations for homebuyers who want conveyancing solicitors in Whitefield.
Your Whitefield conveyancing solicitor must be lender-approved
There are around 100 UK lenders, from a less common mortgage lender like GE Money Home Lending, to a large lender such as Allied Irish Bank. Before you choose a Whitefield conveyancing solicitor, whoever you choose, it is essential that you check that they are approved by your mortgage lender.
Your lawyer may be unable to act for your mortgage lender, because some banks and building societies will only work with a restricted panel of legal practices.
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 second solicitor's costs. Adding another solicitor to the process can delay the whole purchase.
Our solicitors can perform the conveyancing for all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Property Searches (Bury Metropolitan Borough Council)
Searches are questions asked of various bodies by Whitefield conveyancing solicitors to identify information and potential issues affecting your new home.
Lenders also usually require property searches (sometimes referred to as 'conveyancing searches') to be purchased. Required searches will include:
- Local Authority search - reveals issues like whether the adjoining road and pavement are publicly maintained
- Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
- Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
- Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.
More specialised searches, such as an HS2 search or a Forestry Commission search, may also be advised in the standard searches.
The estimated delivery time for property searches obtained from Bury Metropolitan Borough Council is 4 weeks. Your lawyer could instead use faster personal searches.
Office copies will also be obtained from HMLR by the conveyancing solicitor acting for the buyer, assisting with the identification of any issues. Examples of these include discrepancies between the property boundaries and the title plan or neighbours' rights of access.
Bury Metropolitan Borough Council Council Tax
As a homeowner in Whitefield, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Band B, for example, would owe annual council tax of £1,360.
A conveyancing solicitor in Whitefield will inform a purchaser of the home's council tax 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 £1,020.
Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where an occupation is prohibited by law such as a compulsory purchase order. Newer property is assessed by the Valuation Office Agency (VOA) and allocated a band.
|Band||Bury Metropolitan Borough Council Tax (2018)|
Are you paying more than you should?
A property owner can also ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. To appeal contact:
Valuation Office Agency
53 Manchester One
Stamp Duty on Whitefield properties
SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value house. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical homebuyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.
Quittance use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.
See stamp duty examples for properties in Rhondda Cynon Taf:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£166,442||£828.84|
|Average new build||£177,706||£1,054.12|
Stamp duty relief for first-time buyers in Whitefield
For first-time buyers, stamp duty is only payable on purchases over £300,000. Following the autumn statement, second home buyers must pay a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Whitefield for the average price of £103,873 the SDLT would be £3,116.19.
Whitefield conveyancing solicitors will ensure their client pays the right amount.
Buying a flat? Leasehold conveyancing in Whitefield
Purchasing a leasehold house or flat if you are unaware of the implications can be costly. Increasing ground rents, onerous clauses in the lease and undisclosed major works are among the frequent complications awaiting the unsuspecting buyer.
If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Whitefield will consider potential leasehold issues, such as dealing with landlords, checking the lease itself and leases approaching 80 years remaining.
Make sure that you are aware of all the potential issues and costs associated with the lease with Quittance Conveyancing's leasehold conveyancing solicitors.
Buying a 'New Build' property in Whitefield?
According to data compiled by the Land Registry, 215 new builds were purchased in Rhondda last year. The average cost of Whitefield new builds is £177,706.
Purchasing a new build home requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Whitefield must be mindful of both region-specific issues and also will need to report to clients on a number of issues, such as checking the suitability of new build insurance and ensuring that the contract is in the buyer's favour.
Our highly qualified conveyancing team are experts in working to tight developer deadlines and new build purchases.
Conservation areas in Greater Manchester
Whether you are planning to buy a character cottage or a Victorian family home, if the home is in an officially designated conservation area, your plans to develop the home may not be permitted by Bury Metropolitan Borough Council.
These conditions, referred to as Article 4 Directions, may include:
- Limits on roof terraces
- Restrictions on dormer windows
- Needing consent to alter doors and guttering
If a property is in breach, you could be required by law by the local authority to return the home to its earlier condition, even where the alterations were made by the previous owner.
Your conveyancing solicitor will address whether your planned purchase is located one of Whitefield's conservation areas.
Conveyancing - Selling a property in Whitefield
The legal process for a house sale is normally less troublesome than when buying. The buyer's conveyancer will carry out extensive due diligence into the property's title and other legal aspects. Conveyancing solicitors in Whitefield acting for the vendor merely gathers information relating to the property and replies to the solicitor's standard and additional enquiries .
Factors that could delay or endanger the sale of your property
A property will often come with many potential roadblocks (for example issues with neighbours' rights over the property) that might draw out a sale for several weeks.
Don't ignore the issue and hope any such problems will go away. Get advice and work to resolve it promptly.
- What to do if selling a home without planning permission
- The Essential Conveyancing Guide for Sellers in 2018
- Noisy neighbours? What to do before selling your home
Read more conveyancing advice for sellers.
The conveyancing process for a leasehold flat is quite a lot more protracted in comparison with a freehold house.
Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Whitefield, including collating all relevant freeholder information or details of any consents for alterations.
To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that you instruct a solicitor as soon as the decision is made to sell.
Can Quittance conveyancers act for both sides?
A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a house sale.
You may want to instruct a property solicitor firm in Whitefield to carry out your conveyancing, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.0
Conveyancing - Remortgaging a property in Whitefield
The main reason homeowners remortgage a home is to reduce the monthly repayments. Other reasons to remortgage include getting on to a new fixed-rate deal, or funding a one-off purchase.
A good conveyancing solicitor in Whitefield can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the future of interest rates uncertain, fast conveyancing can play a key role in getting on to the rate you want.
To confirm that the lender's interests are protected, the property lawyer will represent both you and the new 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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