Updated: October 12, 2018

Wigan conveyancing solicitor fees

No Move, No Fee conveyancing in Wigan

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

Are Wigan conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Wigan who will work on a fees per hour basis. Your quote will set out exactly what you will be charged when your property transaction has completed.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the solicitor's conveyancing fees.

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. These include costs like ID checks or Stamp Duty.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Wigan solicitor conveyancing fees be?

Whilst conveyancing fees in Wigan will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a mining search, may be needed.

For a standard home sale or purchase, the fees we quote are the fees you pay. There are no hidden fees or costs to be paid with Quittance. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Wigan

Historically a Lancashire town, Wigan forms part of the Greater Manchester region. Like many northern towns, Wigan experienced huge population growth due to the Industrial Revolution, changing from porcelain making and clock manufacture to textiles and coal.

Now the town boasts the largest baked bean factory in the world, with 3 million cans a day rolling off the Heinz production line. Wigan has good mix of affordable housing, excellent commuter connections to Liverpool and Manchester, plus regeneration projects to create 10,000 jobs and 10,000 homes over the next decade.

Known for its friendly people and strong sense of community, Wigan was recently voted the happiest town in Greater Manchester.

Conveyancing for purchasers

Caveat emptor (buyer beware), was a fundamental principle of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, a purchaser must still investigate their intended purchase.

A Wigan conveyancing solicitor will offer professional advice following their enquiries, deal with any legal problems and ensure the title is transferred to the new owner.

The following considers the kinds of residential property that may carry risks for buyers who need conveyancing solicitors in Wigan.

Your Wigan conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a niche mortgage lender like New Street Mortgages, to a major lender such as Birmingham Midshires. Before you instruct a conveyancing solicitor in Wigan, whoever you choose, it is essential that you check that they are approved by your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders are only prepared to work with a selected list (known as a 'panel') of firms.

If this is the case, the lender will likely require a second law firm to act in their interests, and you will then have to cover this substitute lawyer's fees. This means the transaction could be delayed.

Neglecting to check your solicitor's lender panel status could mean serious delays.

Quittance Conveyancing are approved members of all lender panels.

Searches (Wigan Metropolitan Borough Council)

Searches are questions asked of various bodies by Wigan conveyancing solicitors to identify issues affecting your new home. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether the property is listed
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Chancel repair liabilitysome Wigan property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specific searches, such as a more detailed flood report or a more detailed environmental report, may also be recommended in the standard search results.

Purchasers can expect to wait up to 8 weeks for searches obtained from Wigan Metropolitan Borough Council, so it will be worth using a faster private search company.

Planning searches

Office copies will also be obtained from HMLR by the homebuyer's conveyancing solicitor. This will help to identify any potential issues, such as outbuildings lying outside the boundary or the breach of a restrictive covenant.

Wigan Metropolitan Borough Council Tax

The amount of council tax a homeowner in Wigan will pay to Wigan Metropolitan Borough will depend on the property's value and the number of residents. For example, for an average Tax Band D property in Wigan, the council tax amount would be £1,533 per year.

Conveyancing solicitors in Wigan will inform the purchaser of the home's 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 £1,150.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or for foreign language students. Newer property is assessed by the Valuation Office Agency and allocated a banding.

Band Wigan Metropolitan Borough Tax (2018)
A £1,022
B £1,192
C £1,363
D £1,533
E £1,874
F £2,214
G £2,555
H £3,066

Could you be overpaying?

In the financial year 2016/17, 50 council tax challenges were made, and 20 saw a subsequent reduction. To challenge your banding contact:

Valuation Office Agency
104 Lancaster Rd

Stamp Duty on Wigan properties

The buyer (rather than the seller) will have to pay Stamp Duty Land Tax on the purchase price of the property if it exceeds £125k. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

Quittance Conveyancing's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

The following table illustrates Stamp Duty Land Tax examples for properties in Wigan:

  Average sale price (2017) SDLT
Average price £148,114 £462.28
Average price (detached) £241,685 £2,333.70
Average new build £223,516 £1,970.32
Following the autumn budget statement, second home buyers have had to pay a surcharge of 3%. Following the example above, if a homeowner bought a second property in Wigan for the average price of £148,114 the SDLT would be £7,405.70.

Stamp duty relief for first-time buyers in Wigan

In November 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k.

Conveyancing solicitors in Wigan will confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Wigan

New build site

The possible drawbacks of leasehold property ownership should be a worry for buyers of leasehold property. The many potential complications lying in wait for the unsuspecting buyer could include increasing ground rents and unreasonable lease extension premiums.

Serious consequences can result from a solicitor's erroneous leasehold advice.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Wigan will consider potential leasehold issues, for example :

  • reviewing the lease itself
  • service charges, ground rents and buildings insurance arrangements
  • reviewing correspondence between the freeholder and leaseholder
  • share of freehold complexity

Ensure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Wigan?

New build building site

The average value of Wigan new build properties is £285,178. 20 new build houses and flats have been bought in Wigan in 2018 so far.

A new-build conveyancing solicitor in Wigan must be well-versed in local Wigan issues and the specific issues associated with new build, e.g. confirming Section 38 agreements, dealing with delays associated with off-plan and working with warranty providers, including NHBC Buildmark, Advantage and Castle.

Our award-winning team of conveyancers are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Lancashire Conservation areas

Whether you are planning to buy a character cottage or a Tudor home, if the home is in a defined conservation area, your plans to alter the home may not be accepted by Wigan Metropolitan Borough.

These constraints, called Article 4 Directions, could include:

  • Restrictions on door and window styles
  • Restrictions preventing paving over the front garden
  • A prohibition on extensions (even if within Permitted Development rights)

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Conservation areas in Wigan include Wigan Lane, Leigh Bridge and Pennington. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Wigan.

Conveyancing - Selling a property in Wigan

The legal process for a sale of a home is less demanding than when buying. The purchaser will have to go through thorough due diligence on your home. Conveyancing solicitors in Wigan acting for the seller, however, just answers the buyer's questions.

What factors could threaten your sale?

Hurdles, like not being connected to the water mains, can easily hinder the conveyancing process.

Property experts almost always advise that sellers address such issues immediately.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is significantly more complicated than for a more straightforward freehold house.

Wigan conveyancing solicitors will also need to carry out additional work, including contacting the freeholder for a comprehensive pack of information, through to details of planned major works.

Sellers should seriously consider instructing a solicitor as early in the process as possible, ideally before putting the property on the market, to mitigate leasehold delays.

What if you are acting for the other side?

SRA regulations ban a single conveyancing solicitor from acting on both sides in a house sale. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

If you are buying or selling a property in Wigan, and a Quittance conveyancing solicitor is acting for the other side, you could contact a property solicitor firm in Wigan to carry out your legal work.

Local Wigan conveyancing solicitor directory

  • Hcb Berry & Berry Limited, 14 Library Street, Wigan, Lancashire, WN1 1NZ
  • One Legal Services (Trading As One Legal) Limited, 7 Library Street, Wigan, Lancashire, WN1 1NN
  • Platt & Fishwick, 47 King Street, Wigan, Lancashire, WN1 1DB
  • Simpson Heald Pearson, Suite 4, Bank Chambers, 1 Library Street, Wigan, Lancashire, WN1 1NN
  • Alker Ball Healds, Unit A1, Sovereign Business Park, Kings Croft Court, Wigan, Lancashire, WN1 3AP

Conveyancing - Remortgaging a property in Wigan

Homeowners remortgage their home for a number of reasons, including moving to an offset mortgage, or funding a one-off purchase. The main reason, however, is to secure a better rate of interest.

You will typically be able to benefit from a lower rate sooner with a more efficient conveyancing solicitor in Wigan. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

To certify that the lender's capital is protected, the property lawyer will represent both you and your new lender.

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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