“Bonita has been absolutely brilliant. She supported me navigating the online forms; nothing was ever too much trouble.”
Areas we cover
Real people, updates on WhatsApp
Conveyancing in Greater Manchester
Buying in Stockport, Bolton, Salford or anywhere across the ten boroughs? We handle Greater Manchester moves online, with a named conveyancer and updates on WhatsApp from offer to keys.
Real people, updates on WhatsApp
Everything about your move, in your pocket.
My Koala shows where things stand, what's next and what we need from you. We built it ourselves, so it updates the moment anything happens, and it keeps getting better.
Live milestones
Every stage of your move, with real dates. Check in whenever you like, even at 2am.
A real person, one tap away
Your conveyancer's name and face, not a case number. Usually replies within 2 hours.
Updates on WhatsApp
No logging in to find out what's happening. We tell you, as it happens.
ID checks in minutes
Scan your passport and take a quick selfie in the Thirdfort app. Forms are signed online, so there's no printing and no post.
No surprises on fees
A small payment to start, the rest on completion. Every penny itemised.
Fall-through Cover
Chain collapsed, and not your fault? The deposit you paid us carries over to your next move, even on a different property.
Made in Sheffield by our own team at Koala Tech.
Don't just take our word for it.
“We have completed on a sale this week that took 48 days from the day of accepting the offer.”
“The whole process couldn't have been made easier and I've been kept updated every step of the way.”
“My lawyer, Bonita, kept me updated and I sold my house in record time. The pricing structure is also fair and clear.”
“Bonita and her team were consistently reassuring and made everything feel as straightforward and stress-free as it possibly could be.”
“The communication was 1st class, onboarding simple and funds were paid within hours of completion.”
“Buying a home can be daunting for first time buyers, but this was made less so because of the excellent customer service and care.”
“We needed to move quick and they pulled out all the stops, making sure every aspect was covered.”
“Charlotte has been incredible, so consistently helpful and efficient throughout.”
“They were proactive with a challenging chain, communication was spot on and they really helped push us to completion.”
“Their team was incredibly responsive throughout the entire process, always keeping me updated and answering any questions promptly.”
“These aren't your typical conveyancers; they wowed me right from the off with their professionalism, friendliness, and just how incredibly “on it” they are.”
“We used Koala to sell our home. The process was simple and we received regular updates.”
Buying or selling in Greater Manchester?From offer to keys
Most moves take 8 to 12 weeks. Here is what happens, in order.
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Get your quote
About a minute online, with every fee itemised before you commit to anything.
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Instruct us
Accept online, scan your passport in the Thirdfort app and sign your forms on screen.
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Searches and enquiries
We order your searches straight away and raise enquiries with the seller's conveyancer.
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Contract and mortgage
We check the contract and title, report back to you in plain English and work with your lender.
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Exchange
Contracts are exchanged and your completion date is fixed. From here the move is legally binding.
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Completion
The money moves, the keys are released and we register the change with HM Land Registry.
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Get your quote
About a minute online, with every fee itemised before you commit to anything.
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Instruct us
Accept online, scan your passport in the Thirdfort app and sign your forms on screen.
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Contract pack
We gather your title and property forms and send the draft contract to the buyer's conveyancer.
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Buyer's enquiries
We answer the buyer's conveyancer's questions with you, so nothing sits waiting.
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Exchange
Contracts are exchanged and your completion date is fixed. From here the move is legally binding.
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Completion
The buyer's money arrives, we pay off your mortgage, send you the rest and the keys are released.
House prices in Greater Manchester
Average price
£240,808
Up 3.6% in a year£52,671 below the national average of £293,479.
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Detached £425,077
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Semi-detached £274,760
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Terraced £202,364
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Flat or maisonette £167,236
First-time buyers paid £212,722 on average.
Moving in Greater Manchester with Koala
Whichever borough you're moving in, the process is the same. You'll do your ID check and sign everything online, your conveyancer is a real person you can message on WhatsApp, and My Koala shows you what's done and what's next.
Searches in Greater Manchester
Greater Manchester is ten boroughs, and each has its own council. The local authority search goes to whichever covers the address: Manchester, Salford, Trafford, Stockport, Tameside, Oldham, Rochdale, Bury, Bolton or Wigan. So a home in Altrincham goes to Trafford Council, and one in Saddleworth goes to Oldham Council. United Utilities handles water and drainage across the whole county.
The north and west of the county sit on the old Lancashire coalfield, so a coal mining search is common around Wigan, Leigh, Bolton, Bury and Oldham. The Irwell, the Mersey, the Roch and the Tame have all flooded homes in recent years, so we look carefully at the flood search too. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Greater Manchester
- Chief rents. Many freehold houses across the county still carry a small yearly rentcharge, known locally as a chief rent. We check for one on every freehold and explain what it means.
- 999-year leases. Plenty of houses here are sold on very long leases rather than freehold. We read the lease for ground rent and old restrictions, and our leasehold vs freehold guide explains the difference.
- City centre and Quays flats. For apartments in Manchester and Salford we check the service charge, the management pack and the cladding position, including whether the lender needs an EWS1 form.
- Mill towns. Terraces built for mill workers in Oldham, Rochdale, Bolton and Bury often share back yards and passageways, so we check the rights of way.
- The Peak District edge. Parts of Saddleworth are inside the national park, where planning is stricter.
How long will it take?
Most moves take 8 to 12 weeks. Every move is different, and our guide to how long conveyancing takes breaks down each stage.
Towns we cover in Greater Manchester
Manchester
Greater Manchester is ten boroughs, and each has its own council. A city address goes to Manchester City Council, while a home in Salford, Trafford, Stockport, Bolton or Wigan goes to that borough instead. United Utilities handles the water and drainage search right across the area.
The north and west of the county, around Wigan, Bolton and Oldham, sit on the old Lancashire coalfield, so a coal mining search is often needed there. Near the Irwell and the Mersey, the flood search matters: the Irwell flooded parts of Salford on Boxing Day 2015. Our guide to conveyancing searches explains each one.
Things we look out for in Manchester
- City centre apartments. Flats in the city centre, Salford Quays and Castlefield are leasehold. We go through the lease, the service charge budget and the fire safety paperwork for the building, which lenders look at closely for taller blocks.
- Mill and warehouse conversions. Many of the converted mills in Ancoats and around the canals are listed buildings, so any changes inside or out can need listed building consent as well as the freeholder's say-so.
- Leasehold houses. Greater Manchester has an unusually high number of houses sold on very long leases, often 999 years. They usually work much like freeholds, but we still check the ground rent and any covenants. Our leasehold vs freehold guide explains the difference.
- Chief rents. Some freehold houses here still carry a chief rent, a small yearly charge owed to whoever holds the rentcharge. It sounds old-fashioned, but missed payments can cause problems, so we check for one on every Manchester freehold.
Salford
The local authority search goes to Salford City Council, which covers Eccles, Swinton, Worsley, Walkden and Irlam as well as the city itself. United Utilities handles the water and drainage search.
Worsley, Walkden and Swinton grew up on coal, and the Bridgewater Canal was first dug to carry it out of the Worsley mines, so a coal mining search often applies there. The Irwell flooded parts of Salford on Boxing Day 2015, so we look closely at the flood search for homes near the river. Our guide to conveyancing searches explains each one.
Things we look out for in Salford
- Salford Quays and MediaCityUK flats. Apartments here are leasehold. We go through the lease, the service charge budget and the management pack, and for taller blocks we check the fire safety and cladding paperwork, including whether your lender wants an EWS1 form.
- Chapel Street and city-edge blocks. Flats close to Manchester city centre come with service charges, and older leases often have a ground rent that goes up over time. We explain exactly what you'd be paying. Our leasehold vs freehold guide covers the basics.
- Chief rents. Some older freehold terraces and semis still carry a chief rent, a small yearly charge owed to whoever holds the rentcharge. We check for one on every Salford freehold.
- Worsley. The old village around the canal is a conservation area with listed buildings, so changes can need extra consent.
Stockport
The local authority search goes to Stockport Council, which covers the whole borough, from Heaton Moor and Reddish down to Bramhall, Cheadle Hulme and Marple. United Utilities handles the water and drainage search.
The Mersey starts in Stockport where the Goyt and the Tame meet, so homes in the river valleys get a close look at the flood search. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Stockport
- Chief rents. Some older freehold houses here still carry a chief rent, a small yearly charge owed to whoever holds the rentcharge. It's easy to forget, but missed payments can cause trouble, so we check for one on every Stockport freehold.
- Long leasehold houses. Plenty of houses in the borough are sold on long leases, often 999 years. They usually work much like a freehold, but we still check the ground rent and covenants. Our leasehold vs freehold guide explains the difference.
- Victorian villas. Big old houses in Heaton Moor and Heaton Mersey often have extensions, loft conversions or flats carved out of them. We check for planning permission and building regulations sign-off.
- Mill conversions. Apartments in converted mills near the town centre are leasehold, so we read the lease and the service charge budget before you commit.
Altrincham
Altrincham is in Trafford, so the local authority search goes to Trafford Council. The same council covers Sale, Hale, Timperley, Stretford and Urmston. United Utilities handles the water and drainage search.
The Mersey runs along the northern and eastern edge of the borough, past Sale, Stretford and Urmston, so homes on that side get a careful look at the flood search. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Trafford
- Bowdon and Hale. Much of Bowdon and parts of Hale and Altrincham are conservation areas, and some houses are listed. Changes to windows, walls and trees can need extra consent, so we check what applies.
- Chief rents. Some older freeholds here still carry a chief rent, a small yearly charge to whoever holds the rentcharge. We check for one on every Trafford freehold and explain what to do about it.
- Long leasehold houses. Like much of Greater Manchester, Trafford has plenty of houses on very long leases, often 999 years. We check the ground rent and covenants, and our leasehold vs freehold guide explains the difference.
- Extensions and loft conversions. Bigger family homes have often been extended over the years. We check for planning permission and building regulations sign-off, so nothing comes back to bite you when you sell.
Bolton
The local authority search goes to Bolton Council, which covers the whole borough, from Horwich and Blackrod in the west to Farnworth, Kearsley and Little Lever in the south and east. United Utilities handles the water and drainage search.
Bolton sits on the old Lancashire coalfield, with pits once working from Westhoughton to Little Lever, so a coal mining search is part of most purchases here. Close to the Croal, the Tonge and the Irwell, we look carefully at the flood search too. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Bolton
- Chief rents. Many Bolton freeholds still carry a chief rent, a small yearly payment to whoever holds the rentcharge. We check for one on every freehold and make sure nothing is owed when you buy.
- Leasehold houses. Some older houses here are sold on very long leases, often 999 years, with a small ground rent. They usually work much like a freehold, but we read the lease so there are no surprises. Our leasehold vs freehold guide explains the difference.
- Mill-town terraces. Rows built for mill and pit workers often share back alleys, yards and drains. We check the title for rights of way and who maintains what.
- Homes near the moors. Out towards Egerton, Belmont and Rivington, some homes have private drainage or are reached by shared tracks, and planning on the edge of the West Pennine Moors can be stricter. We check each of these before you commit.
Wigan
The local authority search goes to Wigan Council. The borough is bigger than many people expect, taking in Leigh, Hindley, Ashton-in-Makerfield, Standish, Orrell, Atherton, Tyldesley and Golborne, and every one of them goes to the same council. United Utilities handles the water and drainage search.
Wigan was one of the busiest mining areas in Lancashire, so a coal mining search is part of almost every purchase. Near the River Douglas and the low ground around the flashes, we look closely at the flood search as well. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Wigan
- Old mine workings. Lakes like Pennington Flash formed where the ground sank over old workings. If the mining search shows anything near the home, we explain what it means and check your lender is happy.
- New-build estates. Standish, Lowton and Golborne have all grown quickly. Many newer homes come with estate management charges, and some are leasehold, so we go through exactly what you'd pay. Our leasehold vs freehold guide explains the difference.
- Chief rents. Like much of Greater Manchester, some Wigan freeholds still carry a small yearly chief rent. We check for one on every freehold so nothing is left unpaid.
- Terraces in the old pit towns. Rows in places like Hindley, Ince and Tyldesley often share back alleys and yards, so we check the rights of way that come with the house.
Bury
The local authority search goes to Bury Council, which covers Ramsbottom, Tottington, Radcliffe, Whitefield and Prestwich as well as the town itself. United Utilities handles the water and drainage search.
The Irwell runs the length of the borough and the Roch joins it near Radcliffe, so we look closely at the flood search for homes in the valley. In the south of the borough, around Radcliffe, there's a history of coal mining, so we check whether a coal mining search is needed too. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Bury
- Chief rents. Plenty of Bury freeholds still carry a chief rent, a small yearly charge to whoever holds the rentcharge. We check for one on every freehold and make sure it's paid up.
- Long leases. Some houses here are sold on 999-year leases rather than as freeholds. They usually work in much the same way, but we read the lease and check the ground rent. Our leasehold vs freehold guide explains the difference.
- Stone terraces in the valley. In Ramsbottom, Summerseat and Tottington, old mill terraces often share yards, passageways and drains, so we check the title for rights of way.
- Homes by the river. If a home sits in a higher flood risk zone, we tell you early, because it can affect your insurance and your mortgage.
Oldham
The local authority search goes to Oldham Council, which covers Chadderton, Royton, Shaw, Lees, Failsworth and the Saddleworth villages. United Utilities handles the water and drainage search.
Oldham sits on the old Lancashire coalfield, so a coal mining search is part of many purchases here. Near the Tame, the Medlock and the Beal, we look closely at the flood search too. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Oldham
- Mill-town terraces. Rows of terraces built for mill workers often share back alleys, yards and drains. We check rights of way and who's responsible for what.
- Chief rents and long leases. Some freeholds still carry a chief rent, and many houses are sold on long leases, often 999 years. We check for both, and our leasehold vs freehold guide explains the difference.
- Saddleworth and the Peak District. The moorland edge of Saddleworth falls inside the Peak District National Park, where planning is stricter. Out there, homes can also be on private drainage or reached by shared tracks.
- Stone cottages and conservation areas. Villages like Uppermill, Dobcross and Delph have conservation areas and listed buildings, which can mean extra consent for changes.
Rochdale
The local authority search goes to Rochdale Borough Council, which covers Heywood, Middleton, Littleborough, Milnrow and Wardle as well as Rochdale itself. United Utilities handles the water and drainage search.
The River Roch runs through the middle of the borough, and Littleborough flooded on Boxing Day 2015, so we always look closely at the flood search. Parts of the borough have a history of coal mining as well, so we check whether a coal mining search is needed. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Rochdale
- Weavers' cottages. The stone cottages with long rows of upstairs windows, built for handloom weaving, are often listed or in conservation areas. We check what consent you'd need before changing windows, doors or roofs.
- Chief rents and long leases. Some freeholds here carry a small yearly chief rent, and some older houses are sold on 999-year leases. We check for both and explain what they mean. Our leasehold vs freehold guide explains the difference.
- Homes on the Pennine edge. Out towards Littleborough, Wardle and Norden, some homes have private drainage or a private water supply, or are reached by shared tracks. We check how each is arranged and who pays for it.
- Red-brick terraces. Terraces in Rochdale, Heywood and Middleton often share back alleys and yards, so we check the rights of way that come with the house.
Tameside
The local authority search goes to Tameside Council, which covers Ashton-under-Lyne, Stalybridge, Hyde, Denton, Droylsden, Dukinfield and Mossley. United Utilities handles the water and drainage search.
The borough sits on the edge of the old Lancashire coalfield, so a coal mining search is often part of buying here. The Tame and the Etherow run through the valleys, and we look closely at the flood search for homes near them. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Tameside
- Hillside stone terraces. In Stalybridge and Mossley, streets climb steeply. Retaining walls, shared access and shared drains come up often, so we check who owns and looks after what.
- Chief rents. Some older freehold houses here still carry a chief rent, a small yearly charge owed to whoever holds the rentcharge. We check for one on every Tameside freehold.
- Long leasehold houses. Many terraces and semis are sold on very long leases, often 999 years. We check the ground rent and covenants, and our leasehold vs freehold guide explains the difference.
- Fairfield Moravian Settlement. The Georgian settlement in Droylsden is a conservation area with listed buildings, so even small changes can need consent.
Greater Manchester conveyancing questions
Greater Manchester is ten boroughs, each with its own council, so the local authority search goes to Manchester, Salford, Trafford, Stockport, Tameside, Oldham, Rochdale, Bury, Bolton or Wigan, depending on the address. United Utilities handles water and drainage across the county. The north and west sit on the old Lancashire coalfield, so a coal mining search is common around Wigan, Bolton, Bury and Oldham, and near the Irwell, the Mersey, the Roch and the Tame we look closely at the flood search.
Much of the county was built on land sold with a small yearly rentcharge, known locally as a chief rent, or on very long leases, often 999 years. Neither has to be a problem, but missed chief rents can cause trouble and some leases carry old restrictions. We check for both on every house and explain what they mean for you.
Your quote shows the full price up front, with no hidden fees, and takes about a minute to get.
Most moves take 8 to 12 weeks. Searches, mortgage offers and the rest of the chain set the pace, so we order your searches as soon as you instruct us, chase every day and send you updates on WhatsApp as each step moves.
Who looks afteryour move
Real people at Sellers Wheel on Arundel Street, Sheffield, acting for people buying and selling across England and Wales. You'll know them by name from day one.
Moving somewhere else?
Wherever you're moving, we can help. Here's what we look out for in the other places we know well.
Ready to get moving?
We'll get you from offer to keys without the hullabaloo. Pick what you're doing for your no-obligation quote.