The end of the Stamp Duty holiday..what happens now?

The stamp duty holiday in England and Northern Ireland came to an end on 30th September 2021. Hundreds of thousands of house buyers have taken advantage of savings that have been on offer since the tax break was introduced in July 2020.

Since July 2021, the amount buyers have been able to save reduced. But homes priced at or below £250,000 buyers did not have to pay stamp duty.

And now it changes again. Are you aware of the new changes?

What are the stamp duty rates from 1st October?

From 1st October 2021, if you are buying a main home in England, you won’t need to pay any stamp duty on the portion of the property priced at or below £125,000.

If you’re buying a main home from 1st October 2021, you won’t pay any stamp duty on the portion of the property priced at or below £125,000. The next £125,000 to £250,000 you will pay 2% tax. Anything you spend between £250,001 and £925,000 will incur 5% tax, rising to 10% for properties priced between £925,001 to £1.5 million. If you spend above £1.5 million, you will pay 12 per cent in stamp duty tax, as below:

Stamp Duty Land Tax rates from 1st October 2021 SDLT rate
Up to £125,000 Zero
The next £125,000 (the portion from £125,001 to £250,000) 2%
The next £675,000 (the portion from £250,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%

If you’re buying a property, you can work out how much you’ll pay by using the Rightmove stamp duty calculator

Tax rates are higher for those buying a second home.

Will first-time buyers pay stamp duty tax?

Great news! First time buyers in England and Northern Ireland won’t pay any tax on homes priced at or below £300,000. 5% on a property priced between £300,001 and £500,000. However if your first home is priced above £500,000 you won’t be eligible for a saving.

Still not sure on how much stamp duty you will have to pay? Our teams at Lawler & Co. are on call to help with this and any other queries you may have.

Marple Office
36 Stockport Road

SK6 6ABTel: 0161 914 7620

Hazel Grove Office

128 London Road
Hazel Grove

Tel: 0161 300 7144

Poynton Office

60 Park Lane
SK12 1RE

Tel: 01625 448 001


Stamp duty tax: what’s changing July 2021

With  the extend stamp duty holiday in England and Northern Ireland coming to an end on 30th June, what happens next?

Almost a year since this temporary reduction and it has meant no stamp duty tax to pay for first time buyers and home movers purchasing properties below £500,000 before end of June 2021.

From 1st July, a staggered return will be introduced to previous stamp duty rates. The nil – rate band will be lowered from £500,00 to £250,000 until 30th September. From 1st October 2021 it will return to £125,000.

The rate will also depend on if you’re a first-time buyer. From 1 July, first-time buyers will pay no stamp duty on properties worth up to £300,000,  and a discounted rate on properties up to £500,000.

With the stamp duty tax thresholds on property purchases set to change, if you’re thinking of moving soon you can use the stamp duty calculator  on rightmove to work out how much you’ll pay.

Thinking of selling your property and have questions that need answering about selling your property? Simply contact one of our branches for help.


Mental Health Awareness Week 2021 – Reduce the stress of moving house

This week from May 10th – 16th May 2021 is Mental Health Awareness Week. In the UK approximately 1 in 4 people will experience a mental health problem this year. This week aims to get people talking about their mental health and reduce the stigma that can stop people from asking for help.

Moving home as well as exciting can also be an extremely stressful time, with two thirds of people citing it as one of the most stressful times.

At Lawler & Co, we like offer advice and listen to our customers and relieve the stress and troubles that come with moving and here we give some tips on how to help take some of the stress away from the big move.


Start preparing for the move as soon as you can. Declutter and pack as you go. Organise possessions that you will be taking and items that you can give to charity or are no longer needed. This will help you see how much stuff you have to take to your new home. Clothing that is not needed for current season can be packed and stored away ready for moving day. Don’t leave it for the final week.


Contact your utility companies to advise them of the move and your forwarding address. Internet and TV provider set up and ready to install for when you are in your new home. There is nothing worse than no Wifi for a week! If you have to relocate to a new GP and dentist, get registered in advance. Contact Royal Mail with at least a week’s notice to advise of you change of address and if you need to redirect your mail. Book in the removal company if you need assistance on the day! Try to book well in advance. If you aren’t changing your child’s school be sure to inform them of the change of address.

Time off

If you can, book annual leave from work before and after moving day so it’s not all crammed into one day or a weekend. The day of moving is so busy, leave it clear for you able to concentrate and not stress. Allow a couple of days after to settle in and give yourself time to sort out any little errands. Give yourself time to relax a little and enjoy your new surroundings. If you have little ones, ask a friend or loved one if they can help with childcare or petcare.

Home Comforts

Ensure to have any medications and must haves close to hand, packed in a easy accessible and safe place. Pack a few home favourites that will allow you to feel more settled in your new home and not have to dig to the back of the boxes piled high in the lounge. Favourites such as a cushion, throw, book, blanket. Anything that makes you feel at home.  Don’t forget the kettle,teabags, milk and mugs!

Ask for help

Moving is a big job! Be sure to ask friends and loved ones if you are struggling on your own. It’s time consuming and they will be more than happy to help! Helping pack, load boxes, childcare or making refreshments are all great ways they can help.

Moving Budget

Moving house is a big expense and often unexpected expenses can arise. Be prepared for purchases and costs that you may inccur. Don’t forget the take away on the first day!


Take time to familiarise yourself in your new surroundings. Go out and see what local attractions there are on your doorstep. Here in the North West we are lucky to have some amazing National Trust parks, beautiful walks, canals. Get involved in any local community social media groups to see of any upcoming events. See what recreational facilities are available.

This year’s Mental Health Awareness week is all about Nature and how important it is is for our mental health.

Go out and explore, experience nature and #ConnectWithNature.

#mentalhealthweek2021 #estateagentsuk #movinghouse





Local or Online Estate Agent? Who do you choose?

Reasons why you should use a local agent to sell property

Ready to put your home on the market but choosing the right estate agent is getting too overwhelming. What about an online agent? Should you pay for an upfront fee?Or do you approach a high street agent with an established physical presence in their local community, years of experience and unparalleled sales knowledge?

We’ve put together some reasons why Lawler and Co think a local high street estate agent is best, and in many cases provides better value for money than other offerings.

Getting the best Price!

Ever heard the saying you get what you pay for? Well, when it comes to estate agents, the same principle applies. In fact, plumping for the cheapest upfront option might be a false economy because it may cost you money in the long run.

Why? With the right tools and unrivalled street-by-street knowledge of an area, nothing beats an established local agent.   We don’t just sit back and let the sale take care of itself because we’ve already been paid, as is sometimes the case with DIY or very low-cost agents. We use our expertise and in depth local knowledge to achieve the highest possible sales amount for your property.

We have an up-to-date database of local buyers who are looking for specifics such as proximity to the local schools, transport links and leisure facilities. When a well-matched property is on our books, we’ll proactively approach people who we think would be interested in viewing it. Having access to this sort of local data can make all the difference when it comes to selling a property for the right price.  Some one popping into one of our offices and having a chat can also offer this opportunity!

Viewings are a must!

Viewings are one of the most crucial aspects of selling a property and while some people are comfortable in showing would-be buyers around their home, others have neither the time nor the inclination. True, some online estate agents do offer accompanied viewings but you’ll typically have to pay extra for the privilege. With all things currently restricted due to Covid19, we are now happy to provide 360 virtual tours of properties.

Check that your online agent is prepared to negotiate on your behalf: many don’t and will leave it up to you. You’ll have to decide if you’re absolutely comfortable in squeezing your buyer for the asking price you want or handling any last-minute paperwork problems.

Think Local

Choosing to market your property through a local estate agent opens up a network of trusted community contacts and services – from builders and tradespeople to conveyancers and independent mortgage advisers, all of whom will be happy to meet you face-to-face. It also means you won’t have to hand over one of the most important decisions of your life to someone on the other side of a computer.

Those hidden extras

Upfront fees may seem tempting at first glance but check very carefully to see if there aren’t any hidden extras, all of which can soon mount up.  Some agents charging extra for photography, ‘for sale’ boards and, as mentioned previously, viewings.

An unbeatable combination

It’s said that not having a physical shop front and operating purely online is the future of estate agency. With over 20 years of experience in selling homes in Hazel Grove, Marple, Poynton and surrounding areas we know that having an accessible office that’s bright, welcoming and modern attracts footfall. We’re happy to be a focal point in our local community and having a physical location where people can drop by, chat to the team and find out what’s new on our books is incredibly important.

That doesn’t mean that we neglect our online presence, however. We advertise on many online platforms and like to also use Facebook, Instagram and Twitter. The difference is that, unlike a purely online estate agent, we don’t solely rely on these property portals to achieve sales. We like to think we offer the best of all worlds.

Our local knowledge together with our professional, dedicated sales team and marketing expertise means that our clients can feel confident and assured, you have chosen the correct estate agent to give you detailed accurate market advise on preparing your property for sale or rent for the best price

If you would like to speak to a member of our team and find out what your home is worth, please contact one of the offices below

Marple Office

36 Stockport Road

Tel: 0161 914 7620

Hazel Grove Office

128 London Road
Hazel Grove

Tel: 0161 300 7144

Poynton Office

60 Park Lane
SK12 1RE

Tel: 01625 448 001

Merry Christmas and a Prosperous 2021!

Lawler & Co would like to wish everyone a very Merry Christmas and a prosperous 2021!

2020 has been a very strange year!

We hope everyone who has moved with us this year enjoys their first Christmas in their new home.

Our staff have worked so hard this year and are having a few well deserved days off over the festive break but we will be open on a skeleton staff basis so if you have any questions, see any properties you would like to view (covid 19 rules apply) or would like a valuation on your home please give us a call.

Christmas opening times below:

Monday 21st December 9am – 5.30pm

Tuesday 22nd December 9am – 5.30pm

Wednesday 23rd December 9am – 5.30pm

Christmas Eve Closed

Christmas Day Closed

Boxing Day Closed

Sunday 27th December Closed

Monday 28th December Closed

Tuesday 29th December 10am – 4pm

Wednesday 30th December 10am – 4pm

Thursday 31st December 10am – 4pm

Friday 1st January 2021 – Closed

Saturday 2nd January 2021 – 9am – 4pm

From all the team at Lawler & Co, we wish you a lovely Christmas and all the best for 2021!

Stamp Duty Holiday – What does it mean for you?

On the 8th July 2020, the government has today (8th July) unveiled a new stamp duty holiday that will run until 31st March next year. Read here for more details.

The impact has been striking but what does this mean for you?

Previously, stamp duty would have to be paid on homes sold for at least £125,000, or if a first-time buyer, on properties sold for more than £300,000.

Rishi Sunak has now raised this threshold to £500,000. Benefiting nine out of ten homebuyers paying no stamp duty at all, the average stamp duty bill falling by £4,500 and to help reinvigorate the post pandemic housing market.

Because the tax is paid after the sale of the home is finalised, even people who are midway through the process of buying a property will benefit from these changes. Buy-to-let investors and people in the market for a second home will also experience some relief due to the tax holiday, seeing a reduction to the stamp duty liability they would have otherwise have paid.

Not having to pay stamp duty means that all buyers will have more spare cash to help in the moving process, secure deposits and make renovations. Balancing a mortgage and decorating your dream home just got a little bit easier, making now the best time to dive into the property market.

With the team all now back at Lawler and Co, we are ready and waiting to answer all your queries, and help you find your perfect home.


allAgents Awards 2019 – Lawler and Co. win again!

Lawler and Co. win allAgents Awards 2019 in the Stockport area! Going above and beyond for their customers!

After the team being recognised in the allAgents Awards 2019 for their great customer service, we thought we would tell you all just how much we LOVE selling houses, and WHY!?

At Lawler & Co, we LOVE our jobs, we really do. We love to sell houses, we love to make our vendors happy and we love to find our buyers their dream homes.

We genuinely listen to our customers to understand their needs, whether they are selling or buying.

Looking after each sale and purchase personally, communication is key – you need to feel that you are in safe hands, and we want you to be happy!

Accompanying all viewings is standard, because we know sales. We know that potential buyers feel more comfortable asking questions with an agent, rather than a home owner. We know it works.

Taking absolute pride in marketing your property in the best possible way, with fantastic photographs and prominent branches throughout Stockport.

Our teams are all experienced and with a wealth of local knowledge can advise on anything from what day the bin collection is to what are the best local schools.

As a bespoke independent estate agency with prominent branches in Hazel Grove, Marple and Poynton we don’t believe in call centres to answer your calls.  We want to offer the best personal experience from beginning to end.

Above all, we all thrive on doing a good job. When we see happy customers, we know we have done our job properly!


On 1st June 2019, the Tenant Fees Ban  became law.  Is this a good thing you ask?

This is a good thing, due to some Letting Agents charging inflated prices for tenant credit checks and check in/inventories. And under the new laws, there is almost a blanket ban on all tenant fees with a limit to the amount they can charge for a tenancy deposit, loss of keys, late rent fees and charges.

This new legislation will be mandatory for every assured shorthold tenancy in the private rented sector, and all new tenancies concluded after 1st June 2019.  From 1st June 2020 these rules WILL apply for existing tenancies.

Confused by it all…..? Really the only things an agent or landlord can charge for are payments related to utilities and broadband, tenancy deposit, holding deposit, changes to agreement, TV Licence, Council Tax, Loss of Key, and a default fee for late payment.  Here at Lawler and Co. we never did charge for a lot of that, and believe that  the new rules are quite fair for all concerned.

So what are the 10 main points of these new laws?

  • Viewings for prospective tenants will not be charged
  • Letting agents and Landlords will not be allowed to charge for admin – all referencing, financial checks, admin and guarantors will have to be paid by the Landlord or agent.  Renewal fees will still have to be paid for by tenant for tenancies that started before 1 June 2019.
  • Landlords and Letting agents will be able to charge tenants for end of tenancy cleaning or check out fees, providing the tenancy agreement was agreed before 1 June 2019.  Otherwise professional end of tenancy cleans will not be charged to the tenant except in extreme (including evidence) situations.  This may be something that could cause fireworks!
  •  Agents will no longer be able to charge for expenses they incur using third parties, e.g. referencing or credit check agencies, gardening services or guarantor requests. Landlords will have to pay for any of these services.
  • No changes will be made to the day, time and method of monthly/weekly rent payments.
  • Deposits capped– Landlords and agents will only be able to charge a maximum of 5 weeks rent, or if the annual rent of the property exceeds £50,000, 6 weeks rent.
  • Holding fees will be limited to the equivalent of one weeks rent, and Agents will not be able to continue advertising a property if a tenant has reserved it with a holding fee. When the tenancy is confirmed, the fee needs to be repaid or after 15 days if the agreement doesn’t go through.
  • Contract fee for amendments is capped at £50.00. If it costs the Agent more than £50.00. proof will have to be provided.
  • Contract charges will be reduced if the tenant leaves before the end of the contract. No extra fees allowed just the amount they have to pay until the end of the tenancy.
  • Restricted late payments. This applies to rent more than 14 days overdue, and it must be written into the contract from the get go.  The charge for late payment is not to exceed 3% more than the Bank of England’s annual percentage rate (0.75% at time of writing) for each day the payment is owed.

A little known fact about the tenant fee ban is that all letting agents are legally obliged to advertise any and all permitted payments within their office premises and any online marketing, they must also state who their Client Money Protection (CMP) is with and what redress scheme(s) they are members of and regulated by.

The below is an example of how agents should be advertising in branch and online tenant permitted payments and CMP/Redress schemes;

Tenants Permitted Payments, Client Money Protection (CMP) & Agents Redress Schemes

As per the Tenant Fees Act 2019 Schedule 1 we charge tenants the following permitted payments (inclusive of VAT);

A refundable tenancy deposit (reserved for any damages or defaults on the part of the tenant) held in a government backed deposit scheme equal to one months rent.

Change of Tenant/Tenancy Agreement Amendments £50.00 plus any reasonable costs on the landlord or agents part.

Early Termination or Surrender of the tenancy when requested by the tenant any reasonable costs incurred by the landlord (ie lost rent or fees for a new tenancy).

Replacement of lost or stolen keys and or fobs within the boundary of the property at the cost of the relevant keys and or fobs plus reasonable costs on the agents part (£15per hour). Lock changes would be carried out at the tenants expense.

The landlords reasonable costs for the late or non payment of rent along with interest at 3% above the bank of England base rate.

Lawler and Company Lettings have client money protection (CMP) with The National Association of Estate Agents (NAEA).

Lawler and Company Lettings are currently regulated and a member of the Redress Scheme The Property Ombudsman (TPO) and Trading Standards for Property.

Lawler and Company Lettings are members of The Association of Residential Letting Agents (ARLA)

Lawler and Company Lettings currently register all managed clients deposits with The Deposit Protection Service (DPS)

Company Lets are still subject to a non refundable application fee of £300.00

How much is your property worth? Is the price right?

How do you know  what the right price is to put your house on the market for? Is the valuation correct? The ups and downs of the property market over the past decade makes assessing a suitable asking price a bit more difficult. It involves not only the state of the market, but also factors including the property’s condition, the level of demand, and – of course – location.

Some vendors want to try their luck at getting the highest price but overvaluing a property is the most common mistake to make and can cost a vendor dear, sitting on the market for longer than necessary and comparable homes looking to appear to be bargains when they are just priced correctly. Overpricing your property may not sell yours but may sell your neighbours!

There are ways to make sure your home goes on sale at just the right price. Here are some tips to help:

Sales prices in the area
Study the sales prices in your street and its immediate surroundings, concentrating on the last six months. The information is freely available on property websites and will give you a reasonably up to date idea of the state of the local market.  Rather than look at the asking prices concentrate on the actual selling price.

Price differentials – Be aware
No two houses are the same so don’t assume you will get as much for your home as your neighbours got for theirs only last month. It is perfectly feasible for homes that sit side by side to be worth significantly different amounts.

Location Location Location
Homes close to excellent schools or transport links will sell at a premium,  If they are also in good condition, with a high specification – eg with sash windows and/or engineered wood floors – they might also top local ceiling prices.

Square Footage rather than number of rooms
Estate agents base their valuations on the square footage of a property rather than the number of rooms. If your one-bedroom apartment is larger than average, buyers will pay more for it. On the downside, if it is a bit poky, a bit run down, or suffers from a blight such as being on a busy road or near the railway tracks, you’re going to have to trim your expectations.

Invest in your property
If you’ve invested in your property you can expect to get some of your money back, especially if you have added floor space.  It goes without saying that a property that has enlarged or had several home improvements will achieve more than a basic like for like nieghbouring property. However be mindful that not all improvements equal an increase in price.  Improvements that are too tailored to your likes could people off the increase in price.

Shop around for your Valuation.
Get valuations from at least three agents. Ask them to provide examples of what similar properties have sold for – they will have even more up to date information than the online portals.

Highest Valuation isn’t always best!
Don’t necessarily go with the highest valuation you receive.  If a valuation seems too good to be true, it probably is. The first six to eight weeks are the optimum selling time.

If you are considering a move please call into one of our friendly offices or telephone your local branch and we can arrange for one of our valuers to visit your home and provide a free no obligation valuation.  Click here for more information.

How to Improve your EPC Rating

Each and every UK building, whether they’re up for sale or let, they must have an Energy Performance Certificate (EPC).

An EPC survey can be carried out quite easily and this is something Lawler & Co can arrange for you.  It’ll help you find ways to save money on bills and improve the overall efficiency of your home.

Remember the rules changed from 1st April 2018, it will be illegal to let out a property that doesn’t comply with the minimum performance rating (E).


Image result for epc

But what is an EPC?

When you purchase a new appliance, you’ll notice it has a coloured sticker on it. It’s what lets you know how energy efficient the appliance is. It’s exactly the same for buildings, each one has an EPC rating from A (the most efficient) – G (the least efficient). The rating lets you know how costly it is to both warm up and cool down your home.

It also lets you gain insight into how you can make your home more cost-efficient.

An EPC rating is required even if you aren’t renting out or selling your home; you can then figure out how efficient your home really is.

So what can you do to boost your EPC rating?

  • Install roof insulation – this usually remains effective for at least 40 years.
  • Examine your windows – could they be further insulated?
  • Inspect your walls for cavities and fix them (if there are any) to reduce the risk of air infiltration.
  • If you use halogen light, replace it with LED light or compact fluorescent light.
  • Install modern temperature controls, like a thermostat.
  • Look at your appliances and see if you can replace them with ones that have higher energy ratings.
  • Consider implementing ways to obtain renewable energy, like solar panels.

Are you currently in the market to buy or let? Find your next property with your local Lawler & Co estate agent today.

To request a sale or rental valuation  click here

To register for a property For Sale or Let click here