Updated: October 12, 2018

Winsford conveyancing solicitor fees

No Move, No Fee conveyancing in Winsford

Conveyancing solicitor fees are the costs you pay your Winsford conveyancing solicitor for the legal work associated with moving home.

How are Winsford conveyancing fees calculated?

Some conveyancing solicitors in Winsford work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty or managing agent fees.

See: A guide to all conveyancing fees

How much will the total Winsford solicitor conveyancing fees be?

Though conveyancing fees in Winsford will be the same as anywhere else in the country, the disbursements required can vary. As examples, specific extra searches, e.g. a commons registration search, may be necessary and Local Authority Search fees can vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Winsford

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

It is, however, still the duty of a conveyancing solicitor in Winsford to make enquiries about the property, deliver their report on title to the purchaser, help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The content below examines the aspects of the legal process for conveyancing solicitors in Winsford where additional expertise is essential.

Your Winsford conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a financial institution like the Ecology Building Society, to a large lender such as Bank of Ireland. Before you choose a Winsford conveyancing solicitor, whoever you choose, you need to check that they are on the panel of your chosen lender.

A lot of banks and building societies are only happy to work with a select group (often referred to as a 'panel') of firms that meet stringent criteria. If your solicitor can't act for your chosen lender, the lender will need a different firm to act in their interests.

The borrower will be expected to pay this second solicitor's fees and the conveyancing process could take much longer.

Failing to confirm the lender panel status of your conveyancing solicitor can frustrate the process.

Our solicitors can act for all mortgage providers.

Cheshire West and Chester Council searches

Searches are enquiries made of public bodies by Winsford conveyancing solicitors to identify information and potential issues affecting the property being purchased. They include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Your conveyancer will tell you if your mortgage lender insists on any additional searches, e.g. a Crossrail search or a mining search.

The estimated processing time for conveyancing searches supplied by Cheshire West and Chester Council is 8 weeks, so it will be worth using a faster private search company.

Finding planning permissions

Your conveyancing solicitor also obtains an 'Official Copy of the Title Register' from HMLR. This will help to expose potential planning issues, such as outbuildings missing from the title plan or restrictions that limit alterations.

Cheshire West and Chester Council Council Tax

The council tax paid by a homeowner is based on a number of factors which include the number of occupants aged over 18 and the property's value as at 1 April 1991. The occupier of a property in Valuation Band E, for example, would owe annual council tax of £2,113.

Conveyancing solicitors in Winsford will inform a buyer of the home's tax band once they are made aware.

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 £1,585.

Other discounts and exemptions may also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if you are a live in carer looking after someone who isn't a spouse or relative.

Band Cheshire West and Chester Council Tax (2018)
A £1,153
B £1,345
C £1,537
D £1,729
E £2,113
F £2,498
G £2,882
H £3,458

Are you paying too much?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
2nd Floor
Wellington House
38-44 Delamere St
Crewe
CW1 2LQ
Cheshire

A homeowner can ask for their property to be reassessed.

Stamp Duty on Winsford properties

SDLT is only applicable to homes where the purchase price exceeds £125,000. The purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use case management software to ensure that SDLT is paid immediately after completion.

See SDLT examples for properties in Winsford:

  Average selling price (2017) Stamp Duty Land Tax
Average price £172,045 £940.90
Average price (detached) £231,165 £2,123.30
Average new build £216,902 £1,838.04

Stamp duty relief for first-time buyers in Winsford

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Since 1st April 2016, buyers of second homes are subject to a higher rate of 3%, even if the home is not let out. E.g. if a second home was bought for £172,045 then the stamp duty including the surcharge would be £8,602.25. .

Conveyancing solicitors in Winsford should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Winsford

New build site

It can be costly to buy a leasehold home if you are unaware of the implications. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed buyer, including exponential ground rents and unfair clauses in the lease.

Erroneous leasehold advice, from a solicitor with limited leasehold experience, could have serious financial implications.

If you intend to buy a house or flat with a lease, a competent conveyancing solicitor in Winsford will investigate aspects of the leasehold purchase, such as reviewing the lease itself, dealing with landlords and service charges and whether they have been collected.

Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Winsford?

Building site

2 brand new properties have been bought in Winsford in 2018 so far, according to local information gathered by HM Land Registry. The average price for Winsford new build properties is £172,045.

A new-build conveyancing solicitor in Winsford will need to be familiar with both local issues and the added complexities associated with new build, such as handling unreasonable delays, confirming right of way over drains and sewers and working with warranty providers such as NHBC, Build Zone and Ward Cole.

Our award-winning conveyancing team are specialists in meeting short developer deadlines and representing buyers to achieve the best outcome.

Conservation areas in Cheshire

When carrying out the conveyancing for a purchase in Winsford, a conveyancing solicitor will need to check whether the residential property is in one of Winsford's conservation areas. If it is, the home will be affected by specific constraints. Called Article 4 directions, these constraints can include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Winsford.

Conveyancing - Selling a property in Winsford

The legal process for a property sale is much simpler than for a property purchase. The buyer's conveyancing solicitor conducts a full legal review on the property. Conveyancing solicitors in Winsford acting for the seller, however, mostly just gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

What proactive measures can you take to minimise the risk of your sale falling through?

A property will often come with any number of issues (e.g. a historical dispute with a freeholder) that might protract or even derail the conveyancing process.

Property specialists will usually advise to vendors that they handle these issues as soon as they come to light.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold flat (houses are rarely leasehold) is significantly more difficult than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Winsford must carry out extra work, and this could include getting the latest service charge and ground rent statement or a copy of any notices served on the leaseholder.

To reduce leasehold-related delays, it is highly recommended that the vendor contact a conveyancer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for the buyer and the vendor in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA regulations prevent a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Winsford home, and we are doing the legal work for the other side, you could contact a local Winsford conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Winsford

People remortgage for all sorts of reasons, including releasing funds to help kids get on the property ladder, or getting on to a new fixed-rate deal. The main reason, however, is to lower their monthly repayments.

A good conveyancing solicitor in Winsford can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

In order to certify that the parties' interests are protected, the property lawyer handling your remortgage will represent both you and the mortgage 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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