Updated: October 12, 2018

Adwick Le Street conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Adwick Le Street

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Adwick Le Street for the legal work associated with moving home.

How are Adwick Le Street conveyancing fees calculated?

Some conveyancing solicitors in Adwick Le Street will 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 fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote sets out what you will be charged when your sale or purchase goes through.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like HMLR fees or indemnity insurance.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Adwick Le Street cost in total?

Conveyancing fees in Adwick Le Street will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, specific extra searches, such as a historic mining search, may be necessary and council search fees will vary.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

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

Conveyancing - Buying a property in Adwick Le Street

In carrying out the legal work for a homebuyer, a Adwick Le Street conveyancing solicitor will look into the property's title and report back to the purchaser and the mortgage lender (if applicable).

The buyer's solicitor will give advice after making their enquiries, find solutions to outstanding defects and other issues and register the new owner's title at the Land Registry.

This section of the article examines the kinds of property which may involve additional risk for buyers who need conveyancing solicitors in Adwick Le Street.

Your Adwick Le Street conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the HSBC, Accord Mortgages or any other lender, before selecting a conveyancing solicitor in Adwick Le Street you must confirm that they are on the approved panel of your lender.

Your solicitor may be unable to act for your lender, because some lenders are only prepared to work with a selected list (known as a 'panel') of solicitors or licensed conveyancers.

If this is the case, the lender will need a different law firm to complete the legal work, and you will then have to cover this alternative solicitor's costs. This means the transaction could be delayed.

Failing to check your lawyer's lender panel status can mean serious delays.

Our solicitors can carry out the legal work for all major and minor lenders.

Property Searches (Doncaster Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Adwick Le Street conveyancing solicitors to help identify issues that could impact the value of your property.

Lenders also need to see searches (as set out in the CML Handbook) to be submitted. Required searches will include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Your lawyer will make you aware if your chosen lender needs any further searches, such as an HS2 search or an energy search.

Doncaster Metropolitan Borough Council has an average processing time of 7 weeks for LA searches, so it will be worthwhile to use a quicker private search company.

Planning documents

Official Entries will also be applied for from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to reveal any planning issues, such as outbuildings missing from the title plan or neighbours' rights of access.

Doncaster Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various factors e.g. the layout of the property and the property's value as at 1 April 1991. For instance a home in the Doncaster Metropolitan Borough Council area in Band D would pay £1,556 per annum.

A conveyancing solicitor in Adwick Le Street will inform a buyer of the home's tax band once this is confirmed by the searches.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £1,167.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is armed forces accommodation. More recently-built property is assessed by the Valuation Office Agency (VOA) and allocated a council tax banding.

Band Doncaster Metropolitan Borough Council Tax (2018)
A £1,037
B £1,210
C £1,383
D £1,556
E £1,901
F £2,247
G £2,593
H £3,111

Can I challenge the council tax banding?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 resulted in a reduction. To challenge your banding contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

Stamp Duty on Adwick Le Street properties

The threshold for Stamp Duty Land Tax for a property is £125k. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing use smart case management systems to make sure that mistakes are not made on the Stamp Duty Land Tax process.

See stamp duty examples for properties in South Yorkshire:

  Average sale price (2018 to date) Stamp Duty
Average price £159,561 £691.22
Average price (detached) £260,050 £3,002.50
Average new build £194,695 £1,393.90

Stamp duty relief for first-time buyers in Adwick Le Street

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. So if a second home was bought for £159,561 then the SDLT total will be £7,978.05.

Conveyancing solicitors in Adwick Le Street should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Adwick Le Street

New build site

Buying a leasehold house or flat without knowing what you are getting into can be fraught with risk. Numerous technical issues may be awaiting the unsuspecting buyer, such as spiralling ground rents and freeholds sold without first refusal to leaseholders.

Misguided leasehold advice, from a conveyancer with little specialist experience, can have serious consequences.

If you intend to buy a house or flat with a lease, a competent conveyancing solicitor in Adwick Le Street will consider potential leasehold issues, e.g. dealing with freeholders and managing agents, reviewing the lease itself (many leases are decades old) and flats with varying lease terms.

Ensure that you are fully-informed regarding your planned purchase - Speak to Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Adwick Le Street?

Building site

Based on local data sourced by the Land Registry, 147 brand new homes have been bought in Adwick Le Street in 2018 so far. The average cost of Adwick Le Street new build properties is £194,695.

A new-build conveyancing solicitor in Adwick Le Street needs to be conscious of regional issues and new build's added complexities, such as dealing with fast exchange timeframes, ensuring new estate roads are adopted and checking new build warranties with warranty providers such as NHBC Buildmark, LABC Warranty and BLP.

With Quittance Conveyancing, you will get an impartial assessment of the property's legal status, with close attention paid to considerations ranging from the home's future marketability to an assessment of other risks, such as contaminated land hazards.

Conservation areas in South Yorkshire

If you are purchasing a home in a conservation area in Adwick Le Street, the property must be compliant with any local conservation area building controls. These conditions could include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

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

Conveyancing - Selling a property in Adwick Le Street

Conveyancing for a property sale usually requires less work than for a property purchase. The buyer will have to go through a comprehensive legal review into the property. Conveyancing solicitors in Adwick Le Street acting for the seller, however, merely responds to enquiries made by the buyer's solicitor.

Why do sales fall through?

Common issues, like tree preservation orders, could jeopardise a sale if ignored.

It is generally advisable for vendors to handle such issues without delay.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is much more technical than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Adwick Le Street will need to conduct additional legal work. This can involve sourcing all relevant freeholder information or details of any deed of variation.

To speed up the leasehold conveyancing process, it is strongly advised that the vendor contacts a lawyer with leasehold experience as early in the process as possible, and ideally before going on the market,.

Can your conveyancing solicitors act for both sides?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules restrict the same solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Adwick Le Street property, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may wish to contact a property solicitor firm in Adwick Le Street to carry out your conveyancing.

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Conveyancing - Remortgaging a property in Adwick Le Street

Homeowners remortgage a home for a variety of reasons, for example wanting to overpay when the lender refuses, or funding a one-off purchase. The most common reason, however, is simply to get a better rate.

A good conveyancing solicitor in Adwick Le Street can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is crucial that the property lawyer undertaking the legal work can also act for your chosen mortgage lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are moving to a fixed-rate mortgage with RBS or to a long-term fixed mortgage with the Yorkshire Bank, our remortgage specialists can help.

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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