Award-winning No Move, No Fee conveyancing for Wilmslow home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
If you are buying or selling a property and need conveyancing solicitors in Wilmslow, our award-winning No Sale, No Fee property lawyers can assist.
We offer 100% fixed conveyancing fees, and our focus on better communication between all parties means you will always be up to speed regarding how your sale or purchase is progressing.
If, for whatever reason, your sale or purchase does not proceed our no move no fee guarantee means you won't have to pay any conveyancing solicitors' fees.
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Wilmslow's most communicative conveyancing service
According to a survey of 220,000 home buyers and sellers commissioned by Modern Law Magazine, 22% of complaints made about residential property solicitors stemmed from poor communication.
Conveyancing solicitor communication is so essential that the CLC Client Charter prioritises resolving the issue.
Even so, a Conveyancing Association survey, suggested that over 1/5 of property transactions abort due to poor communication.
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Updated: October 12, 2018
Wilmslow conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Wilmslow
Conveyancing solicitor fees will be paid conveyancing solicitors in Wilmslow for carrying out the legal work for a property transaction.
Are Wilmslow conveyancing fees and costs fixed?
Some conveyancing solicitors in Wilmslow carry out the legal work on a fees per hour basis. Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your conveyancing quote will set out what you will pay when your property transaction has completed.
Are there any other costs?
In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty or landlord's notice fees.
How much will the total Wilmslow solicitor conveyancing fees be?
Though conveyancing fees in Wilmslow will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, such as a flooding search, may be needed.
For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are no hidden fees or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Wilmslow
The legal work for a homebuyer needs the conveyancing solicitor in Wilmslow to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. breached restrictive covenants) to the future saleability of the property.
The buyer's lawyer will report their findings back to the buyer and their bank or lender (if there is a mortgage), find solutions to outstanding defects and other issues and ensure that the change of ownership is registered at the Land Registry.
The following section examines the kinds of residential property which may be of interest to buyers searching for conveyancing solicitors in Wilmslow.
- Conveyancing solicitors in Macclesfield
- Conveyancing solicitors in Stockport
- Conveyancing solicitors in Warrington
- Conveyancing solicitors in Cheshire
Your Wilmslow conveyancing solicitor must be lender-approved
Regardless of whether you are taking out a mortgage from the Manchester Building Society, the Co-operative Bank or any other lender, before selecting a Wilmslow conveyancing solicitor you must confirm that they can act for your lender.
Many mortgage lenders are only happy to work with a select list (referred to as a 'panel') of legal firms that meet stringent standards. If a solicitor is unable to act for your lender, the lender will need a different firm to complete the legal work.
You will usually need to pay this alternate solicitor's fees, and weeks could be added to the conveyancing process.
Quittance Conveyancing can carry out the legal work for all major and minor 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
Property Searches (Cheshire East Council)
Property searches are carried out by Wilmslow conveyancing solicitors in order to identify problems that might possibly affect how much the property you intend to buy 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.
More specialised searches, such as a Crossrail search or a disadvantaged area search, may also be recommended in the initial search results.
Property purchasers can expect to wait up to 4 weeks for Residential property searches obtained from Cheshire East Council. Your conveyancer will recommend using a faster search agent.
The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from the Land Registry, helping to identify planning issues, such as restrictions that limit alterations or errors on the title plan.
Cheshire East Council Council Tax
The amount of council tax a homeowner in Wilmslow will pay to Cheshire East Council will depend on the property's value and the number of residents. The occupier of a property in Band E, for example, would owe annual council tax of £2,085.
Conveyancing solicitors in Wilmslow will inform the purchaser of the home's tax band once this is confirmed by the searches.
If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,564.
Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the home is left unoccupied by a student. Property constructed after 1991 is assessed by the Valuation Office Agency (VOA).
|Band||Cheshire East Council Tax (2018)|
Can I lower my band?To challenge your banding contact:
Valuation Office Agency
38-44 Delamere St
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.
Stamp Duty on Wilmslow properties
The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If the purchase price of the property you intend to buy is over the £125,000 threshold, you must pay Stamp Duty Land Tax.
Our post-completion conveyancing team use integrated case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.
The following table illustrates Stamp Duty Land Tax examples for typical properties in Cheshire:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£302,809||£5,140.45|
|Average new build||£252,496||£2,624.80|
Stamp duty relief for first-time buyers in Wilmslow
Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following the autumn statement, second home buyers have had to pay a 3% SDLT surcharge. Therefore, if a homeowner in Wilmslow bought a second property for the average price of £194,128 the SDLT would be £9,706.40.
Conveyancing solicitors in Wilmslow will ensure an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Wilmslow
It is estimated that over 100,000 property owners in the UK face leases with problematic lease conditions. There are many legal issues that may be awaiting an uninformed buyer, such as:
- ground rent multipliers
- undisclosed major works
- onerous covenants
A good conveyancing solicitor in Wilmslow will address aspects of leasehold, for example :
- reviewing the lease
- absent freeholders
- service charges for relevant date periods
- rights issues
- leases approaching 80 years remaining
Our leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Wilmslow?
According to data compiled by HMLR, the average purchase price of new build property in Wilmslow is £252,496. 938 newly-constructed homes were purchased in Wilmslow last year.
The legal work for purchasing a new build home is more complex than any other type of conveyancing. To avoid potential problems a Wilmslow conveyancing solicitor should be aware of local factors and needs to consider a range of factors, like working to tight developer deadlines and working to builders' exchange timelines.
Our highly qualified team of new build conveyancers are specialists in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.
Conservation areas in Cheshire
If you are buying a house in a conservation area in Wilmslow, the property must be compliant with any local conservation area conditions. These conditions could include a range of factors from restrictions on hard standings at the front of the property, to restrictions preventing the addition of frontal sloping rooflights.
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Wilmslow.
Conveyancing - Selling a property in Wilmslow
Conveyancing for a sale of a house or flat is less difficult than when purchasing. When a house or flat changes hands, the obligation lies with the purchaser to establish that the title of the property is mortgageable and is (or can be) registered at the Land Registry.
Conversely, with a sale, conveyancing solicitors in Wilmslow acting for the existing owner only need to answer the buyer's questions.
What can you do to give yourself the best chances of success?
Properties can be burdened by potential roadblocks (e.g. chancel repair liability or not having a building regulations completion certificate) which could prevent a purchase from completing on time.
Property experts generally advise that vendors handle any such problems without delay.
- Selling a leasehold flat? What to do before going on the market
- Dispute with a freeholder? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more helpful advice for sellers here.
The legal work for a leasehold flat or house is much more complicated in comparison with a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in Wilmslow will usually undertake additional work, for example obtaining all relevant freeholder information or details of the length of leases of other flats in the block.
To reduce delays, it is recommended that you instruct a property lawyer with leasehold experience as soon as the property is marketed, if not before,.
Can Quittance conveyancers act for both the buyer and the seller of the same property?
CLC-regulated conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a house sale.
You can contact a local Wilmslow conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.
Local Wilmslow conveyancing solicitor directory
- Alfred Newton Solicitors, 32 Alderley Road, Wilmslow, Cheshire, SK9 1JX
- Bott and Co Solicitors Limited, St Anns House, Parsonage Green, Wilmslow, Cheshire, SK9 1HG
- Chafes Hague Lambert LLP, Hesketh House, 16 Alderley Road, Wilmslow, Cheshire, SK9 1JX
- Priority Law Limited, Priority House, 22 Church Street, Wilmslow, Cheshire, SK9 1AU
- Aticus Law Ltd, Camellia House, 76 Water Lane, Wilmslow, Cheshire, SK9 5BB
Conveyancing - Remortgaging a property in Wilmslow
Homeowners remortgage a home for a number of reasons, such as releasing capital to pay off other debts, or wanting to overpay when the lender refuses. By far the most common reason, however, is to lower their monthly repayments.
You can benefit from a better rate sooner by using a more proactive conveyancing solicitor in Wilmslow. With the base rate set at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.
To ensure that the interests of the lender are protected, the property lawyer handling your remortgage will act for 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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