Updated: October 12, 2018

Baildon conveyancing solicitor fees

No Move, No Fee conveyancing in Baildon

Conveyancing solicitor fees are the costs you pay your Baildon conveyancing solicitor for the legal work for a home sale or purchase.

How are Baildon conveyancing fees calculated?

Some conveyancing solicitors in Baildon offer services on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a guaranteed fixed conveyancing fee basis, with no nasty surprises in the small print. Your conveyancing quote explains exactly what you will need to pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as property searches or office copies and title plans.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Baildon cost in total?

Baildon conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority Search fees can vary.

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

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Baildon

When carrying out the legal work for a homebuyer, the conveyancing solicitor in Baildon will carry out due diligence on the tenure and investigate the property's title and report back in detail to the buyer and the lender.

The property lawyer will offer professional advice after making their enquiries, help with resolving any problems and confirm that the Land Registry's record of the property is updated.

The following examines those areas of the buying process for conveyancing solicitors in Baildon where specialist conveyancing skills may be essential.

Your Baildon conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Santander or a niche lender such as Coutts Finance, before selecting a Baildon conveyancing solicitor it is essential that you check that they can act in the interests of your lender.

Your conveyancer may be unable to act for your lender, because some lenders are only happy to work with a restricted group of legal firms.

If that is the case, the lender will probably need a second solicitor firm to complete the legal work, and you will usually need to pay this substitute solicitor's costs. This can frustrate or delay the process.

The conveyancing process could be threatened by failing to confirm your conveyancing lawyer's lender panel status.

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

Searches (Bradford Metropolitan Council)

Searches are enquiries made of government bodies by Baildon conveyancing solicitors to provide information about the home you want to buy.

Lenders typically also require searches to be applied for. Required searches will include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Chancel repair liability - some Baildon property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Further searches, such as a more detailed flood report or a more detailed plan search, may also be advised depending on the contents of the standard searches.

The estimated lead time for conveyancing searches obtained from Bradford Metropolitan Council is 4 weeks. As a result, quicker regulated searches will be recommended.

Checking planning status

Office copies will also be applied for from HMLR by your conveyancing solicitor, assisting with the identification of any planning issues. These issues could include restrictions that limit alterations or discrepancies with the filed plan.

Bradford Metropolitan Council Council Tax

Bradford Metropolitan Council calculate your council tax based on a number of criteria such as the location of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). The occupier of a property in Tax Band E, for example, would owe annual council tax of £1,922.

Conveyancing solicitors in Baildon will inform the purchaser of the home's council tax band as soon as they are notified.

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 £1,442.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or where the property (land) is a boat mooring or caravan pitch.

Band Bradford Metropolitan Council Tax (2018)
A £1,049
B £1,223
C £1,398
D £1,573
E £1,922
F £2,272
G £2,622
H £3,146

Are you paying more than you should?

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

Valuation Office Agency
Castle House
31 Lisbon St
West Yorkshire

A property owner can also ask for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on Baildon properties

SDLT is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.

If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay stamp duty.

Quittance's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

See table below for stamp duty examples for homes in West Yorkshire:

  Average selling price (2017) Stamp Duty
Average price £179,728 £1,094.56
Average price (detached) £308,787 £5,439.35
Average new build £216,556 £1,831.12

Stamp duty relief for first-time buyers in Baildon

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following the recent budget statement, second home buyers have had to pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second property in Baildon for the average price of £179,728 the SDLT would be £8,986.40.

Conveyancing solicitors in Baildon will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Baildon

New build site

Purchasing a leasehold property can be complex, compared to purchasing a freehold property. There are numerous technical issues that could be awaiting an uninformed buyer, including:

  • costly and undisclosed major works
  • unfair developer practices
  • marriage value issues
  • exponential ground rents
Severe consequences can result from a less-experienced solicitor's erroneous leasehold advice.

A experienced conveyancing solicitor in Baildon will consider potential leasehold issues, such as :

  • checking the lease itself
  • service charges, ground rents and buildings insurance arrangements
  • dealing with freeholders
  • unexpired lease terms
  • insurance reinstatement covenants

Our leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Baildon?

New build building site

The average cost of a new build home in Baildon is £243,458, based on data published by Her Majesty's Land Registry. 148 new build properties have been bought in Baildon in 2018 so far.

A new-build conveyancing solicitor in Baildon must be familiar with local Baildon factors and the complications associated with new build, like administering Help to Buy purchases, helping with mortgage offer extension terms and registering ownership with warranty providers such as NHBC, LABC Warranty and Castle.

Our highly qualified new build conveyancing team specialise in new build purchases and meeting short developer deadlines.

West Yorkshire Conservation areas

Buying in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area constraints will affect your house.

These building controls, called Article 4 Directions, may include:

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

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

Parts of Baildon are within a conservation area governed by the Bradford local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Baildon.

Conveyancing - Selling a property in Baildon

The legal process for a sale of a home is less complicated than for a purchase. The buyer's solicitor carries out detailed due diligence into the property and its legal title. Conveyancing solicitors in Baildon acting for the seller, however, effectively just gathers information relating to the property and answers the purchaser's enquiries .

Factors that could delay or endanger the process

Homes will frequently have issues (e.g. where the property differs from the title plan or not having appropriate warranties) that might draw out the conveyancing process for weeks.

Property specialists will generally recommend to vendors that they handle any such problems without delay.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is significantly more specialised than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Baildon will need to conduct additional legal work. This can involve sourcing an up-to-date service charge statement or any documents pertaining to a variation of the terms of the lease.

To accelerate the handling of the leasehold work, it is recommended that the seller instructs leasehold-specialist property lawyer as soon as the decision is made to sell.

What if your conveyancing solicitors are acting for the other side?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, SRA rules ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a property in Baildon, and a Quittance conveyancing solicitor is acting for the other side, you can contact a property solicitor firm in Baildon to handle your legal work.

Local Baildon conveyancing solicitor directory

  • Law Offices UK Limited, 29 Westgate, Baildon, Shipley, West Yorkshire, BD17 5EH

Conveyancing - Remortgaging a property in Baildon

People remortgage a home for a variety of reasons, such as borrowing more to help pay for an extension, or the current mortgage deal coming to an end. The most common reason, however, is to secure a preferential rate.

Homeowners can appreciate the benefits of a better rate sooner with a more proactive conveyancing solicitor in Baildon, accelerating the time taken to complete the process. With the Bank of England base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in securing your preferred rate.

It is vital that the property lawyer handling your remortgage can represent your chosen mortgage lender. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are moving to an offset mortgage with Santander or to a two-year discount with the Yorkshire Bank, our remortgage team can assist.

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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