Ashton in Makerfield Conveyancing Quote

Buying or Selling in Ashton in Makerfield – 1st Move Conveyancing Ashton in Makerfield are Specialist Solicitors with Local Expertise

IIf you need a conveyancing quote in Ashton in Makerfield at Kenneth Elliott & Rowe Solicitors we make buying or selling your home as painless as possible.
We strive to deliver a first class service. We specialise in dealing with matters in Ashton in Makerfield. We are experienced in both sales and purchases.

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Ashton in Makerfield
  • Recommended – by our clients
  • Our lawyers – will be dedicated to your case and help you all the way.

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Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.

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Searches on my Conveyancing Quote

What is included in a local authority search covering Ashton in Makerfield? There are two parts to a local authority search – Local Land Charge Register search and CON29. The second part of the search – CON29 – supplies information relating to whether the roadway abutting the property is maintained at public expense, proposals for new major roads, rail schemes or planning permissions relating to the title. The results can also include outstanding statutory notices, breaches of planning or building regulations or the existence of a compulsory purchase order. Environmental factors, such as whether the house stands on contaminated land or in a Radon gas affected area are also covered but see out comments on Environmental Searches also.

Is there a need environmental investigations in Ashton in Makerfield? Statutory rules have resulted in a clear-up scheme for contaminated ground. The basic position is that the polluter should clear-up however where that party is missing (for example because the work was done some time ago or the company has gone into insolvency the liability for clean-up costs passes to the existing owner (who could be you). Even if you are purchasing an lease in Ashton in Makerfield you may find that you are liable for the cost of any clear-up through the maintenance charge provisions of the lease.

Apart from showing that the site in Ashton in Makerfield is connected to the mains water supply and mains drainage what other data does a drainage search show? A water authority search verifies to a prospective interested party that the home they are purchasing does not need a “build over consent” because the seller has constructed an addition to the house adjacent a public drain. It also shows a raft of other information such as water quality and historical evidence of internal sewer flooding.


Why use Kenneth Elliott & Rowe Solicitors t/a 1st Move Conveyancing for your move in Ashton in Makerfield?

  • At 1st Move Conveyancing we believe our fixed price quote delivers excellent value for money.
  • We are a CQS (Conveyancing Quality Scheme) accredited firm of solicitors providing conveyancing to clients in Ashton in Makerfield. Our processes and procedures have been approved by the Law Society,
  • Our quote is subject to our Terms and Conditions but there are No Hidden Extras.
  • Our guide to Unknown Costs and Limitations will give you an idea on what other possible costs or expenses to budget for outside the quote for the legal fees and known disbursements.

A solicitor you can trust – with you every step of the way

⭐️⭐️⭐️⭐️⭐️ Reviews of our Service

This is the second time we have used Kenneth Elliot and Rowe Solicitors the first being when we bought our property in 2017. This time we needed to remortgage and also redeem our help to buy loan. We had our case handled by Mouzzam Yamin and cannot fault the service we have received. He was patient and understanding and helped with any query we had and always replied back promptly. Thought this would be a much more stressful process considering the horror stories I have heard from people redeeming their help to buy loan but the whole process went through perfectly and on time. Thanks once again to Mouzzam and the team at KER.

Remember if the process drags on, we will not hit you with additional charges.

Our price is fixed.

General Conveyancing Tips

Remember there are invariably one or more linked purchases involved in the “chain” and the interdependence of these sales means that everyone moves at the pace of the slowest sale or purchase.

The Legal Ombudsman advises “Be wary of hidden costs, disbursements and VAT”. Disbursements are sums paid by solicitors to third parties such as search fees and Land Registry fees and stamp duty. Double check when checking a quote what disbursements apply to your transaction and query any disbursements that haven’t been mentioned by other firms. For example, Firm B might quote legal fees at £75 cheaper than Firm A, but what about that unusual ‘disbursement’ of £195 that Firm B is charging as an ‘expedition fee’? In reality it may not really be a disbursement at all, but might be a way of Firm B making their overall quote sound better by adding on costs disguised as ‘disbursements’. Make sure that any quotes you get contain all costs, disbursements and VAT. Beware of quotes that look a lot cheaper than others – as the saying goes, if it looks too good to be true, it probably is.

What is the difference between freehold and leasehold property? If you own a freehold property it invariable means you own a house or bungalow and that includes the whole building and the ground it stands on. As you own everything you are responsible for all expenses required to upkeep the fabric of the building. Leasehold usually applies to flats or maisonettes although in some parts of the country including Ashton in Makerfield some houses are also leasehold. Leasehold means you effectively lease a property for a number of years – usually a very long period of 99, 125 or even 999 years. You may pay a nominal ground rent of a few pounds to the landlord each year. For leasehold there will be a lease agreement with the freeholder setting out the rights and obligations including the requirement to contribute jointly to the upkeep of the building in which the leasehold property is located and possibly also building insurance.

FAQs in Ashton in Makerfield

Are you on the panel of Tesco Bank? Yes we act for all major lenders and many smaller lenders.

Are you able to manage Lifetime ISAs? Yes we deal with Lifetime ISAs in Ashton in Makerfield.

If you are a first time buyer what additional costs can we anticipate? If you are using a Help to Buy ISA or Lifetime ISA this firm are required to make certain procedures to make sure release of those ISAs including any bonus. If you complete the estimate you will see there is an check box for Help to Buy ISA or Lifetime ISA. Please chose yes if you have one. You will usually save on Stamp Duty which will be nil up to three hundred thousand pounds. If you press “yes” to the “First Time Buyer” option on the conveyancing quote the correct rate will calculate for you.

What SDLT if I am buying a second home in Ashton in Makerfield? Buyers of additional residential properties, such as second homes and buy-to-let properties, will have to pay an extra 3% in on top of current rates of SDLT for each band for all property over forty thousand pounds. If you chose “yes” to the “Buy to Let/Second Owner” option on the conveyancing quote the correct rate will calculate for you.

If we are buying a leasehold what additional fees can we anticipate? This is one tricky area where we cannot give you all the expenses up front in our quote. This is because leases vary in their requirements and also the costs charged by landlords and managing agents also vary. They can also be two parties to deal with i.e a landlords and managing agents who both charge. These charges therefore vary considerably with some leasehold purchases the fees can be as low as £10 but in extreme cases the costs charged can be around £500. This is why the government is considering regulating this area.

If we are selling a maisonette what additional fees can we anticipate? We cannot give you all the costs up front in our estimate. The costs charged by freeholder and managing agents will vary for providing responses often in a pro forma response called LPE1. The charge for this varies from company to company on average it is approximately £300 but is can be higher in rare cases. Also in some cases you may not be charged – this will be restricted usually to either share of freehold where the residents run the management or very small buildings such as a single house converted into a couple flats.


Need More Information on Conveyancing in Ashton in Makerfield?

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About Ashton in Makerfield.

Ashton-in-Makerfield is a market town in Greater Manchester, England. It is part of the Metropolitan Borough of Wigan and is 4.2 miles (6.8 km) south of the town of Wigan. In 2001 it had a population of 28,505, increasing to 28,762 at the 2011 Census.

Historically a part of Lancashire, Ashton-in-Makerfield was anciently a township in the parish of Newton-in-Makerfield (as Newton-le-Willows was once known), Winwick and hundred of West Derby. With neighbouring Haydock, Ashton-in-Makerfield was a chapelry, but the two were split in 1845. The place has long been a centre for the manufacture of locks and hinges, but also sits on the Lancashire Coalfield, and so was a coal mining district.

Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.


Use your Mobile Phone Call Us

You can immediately let your estate agent and mortgage company know we are acting for you.