Updated: October 12, 2018

Barnsley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Barnsley

Conveyancing solicitor fees will be paid conveyancing solicitors in Barnsley for the legal work for a home sale or purchase.

Are Barnsley conveyancing fees and costs fixed?

Some conveyancing solicitors in Barnsley carry out the legal work on a fees per hour basis. Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden costs. Your conveyancing quote will explain exactly what you will need to pay when your house or flat sale completes.

What are disbursements?

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

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like landlord's notice fees or HMLR fees.

See: How much should conveyancing fees cost?

How much will the total Barnsley solicitor conveyancing fees be?

Though conveyancing fees in Barnsley will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as utilities searches, may be needed and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Barnsley

Caveat emptor, (Latin for "let the buyer beware"), was a key part of property law in England and Wales. Since 2013, this maxim no longer applies, however, it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

A Barnsley conveyancing solicitor will give advice once their enquiries are complete, make practical suggestions and register the new owner's title at the Land Registry.

The following section examines the types of residential property that could involve extra risk for people searching for conveyancing solicitors in Barnsley for a purchase.

Your Barnsley conveyancing solicitor must be lender-approved

Before appointing a Barnsley conveyancing solicitor, it is paramount that you confirm that they are on the panel of your chosen lender, whether you are obtaining a mortgage from Santander, Whistletree or any other lender.

The majority of banks and building societies are only prepared to work with a select list (referred to as a 'panel') of legal practices. If your conveyancer cannot act for your chosen lender, the lender will need an alternative law firm to complete the legal work.

The purchaser will then have to cover this second lawyer's costs and significant delays to your move could occur.

Your purchase can be seriously delayed if you fail to confirm your conveyancing lawyer's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Barnsley Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Barnsley conveyancing solicitors to help identify planning, development and environmental issues that might possibly affect how much your home is worth.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Your lawyer will tell you if your lender wants any further searches, for example a more detailed flood report or a geological search.

Property purchasers can expect to wait roughly 4 weeks for searches delivered by Barnsley Borough Council. Your conveyancer will recommend using a faster search agent.

Planning documents

Office copies will also be ordered from the Land Registry by your conveyancing solicitor. This will help to expose any potential issues, such as a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.

Barnsley Borough Council Council Tax

Council tax is calculated by Barnsley Borough Council on property value and the number of people living in the property. For example, for an average Tax Band C residential property in Barnsley, the council tax payable would be £1,482.

A conveyancing solicitor in Barnsley will inform a purchaser of the property's band once they are made aware.

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 reduces the tax due to 75% which would equal £1,112.

Other discounts and exemptions may also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency (VOA) assign bandings for new homes, and where the owner has requested a revaluation.

Band Barnsley Borough Council Tax (2018)
A £1,112
B £1,297
C £1,482
D £1,667
E £2,038
F £2,408
G £2,779
H £3,335

Is it possible to appeal?

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

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

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Barnsley properties

Completing the SDLT1 form yourself is very difficult and not for the uninitiated.

If a home is valued at over £125k, the property buyer usually must pay SDLT.

Quittance ensure that the required SDLT1 form is completed accurately and without delay.

The following table illustrates Stamp Duty Land Tax examples for typical properties in Barnsley:

  Average sale price (2017) Stamp Duty Land Tax
Average price £141,956 £339.12
Average price (detached) £222,787 £1,955.74
Average new build £190,257 £1,305.14

Stamp duty relief for first-time buyers in Barnsley

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas. If you are buying a second home for over £40,000 then you will have to pay an SDLT surcharge of 3%. So if a second home was bought for £141,956 then the SDLT total will be £7,097.80.

Barnsley conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Barnsley

New build site

Purchasing a leasehold home without being aware of the facts is not recommended. The many potential complications lying in wait for an uninformed buyer include overpriced managing agent packs and spiralling ground rents.

Serious consequences can result from an inexperienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Barnsley will investigate aspects of the leasehold purchase, e.g. reviewing correspondence between the freeholder and leaseholder, sometimes ancient and arcane lease documents and sinking funds.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Barnsley?

New build site

According to data sourced by Her Majesty's Land Registry, the average purchase price of Barnsley new build homes is £213,912. 34 brand new homes have been bought in Barnsley in 2018 so far.

The legal side of acquiring a new build can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Barnsley needs to be aware of local Barnsley issues and should check numerous things, such as handling reservation fees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our team of new build conveyancers deliver an expert appraisal of the legal status of the property, with a close eye on considerations like the home's subsequent marketability and exponential ground rent and service charges (where applicable).

Conservation areas in South Yorkshire

Your conveyancing solicitor will confirm whether the house you are planning to buy is in a conservation area in Barnsley. If it is, the property could be affected by certain restrictions. These restrictions, referred to as Article 4 Directions, could include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Barnsley conservation areas include Stainborough Park, Worsbrough and Darfield. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Barnsley.

Conveyancing - Selling a property in Barnsley

Conveyancing for a house sale is normally less troublesome than when purchasing. When a house or flat changes hands, the principle of 'buyer beware' means that the onus is on the buyer to make sure that the house or flat is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Barnsley acting for the person selling need only respond to the buyer's solicitor's questions.

What could go wrong?

Properties will often come with any number of possible difficulties (such as not having suitable right of way) that might draw out the conveyancing process for weeks (or worse).

Don't ignore the issue and hope any such problems will go away. Instead, seek out professional help and deal with it promptly.

Further reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold property is significantly more specialised than for a freehold property.

Barnsley conveyancing solicitors will also perform extra work, such as obtaining detailed managing agent information, through to a copy of the buildings insurance for the common parts.

It is strongly advised that you instruct a conveyancer with leasehold experience as soon as possible to reduce delays.

Can Quittance conveyancers act for the buyer and the seller of the same property?

A conveyancer regulated by the CLC can act for both parties. However, SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a house or flat in Barnsley, and a Quittance conveyancer is acting for the other side, you could contact a property solicitor firm in Barnsley to carry out your legal work.


Conveyancing - Remortgaging a property in Barnsley

By far the most common reason homeowners remortgage is to benefit from a lower interest rate. There are other reasons to switch lenders or mortgage deals, for example moving from a standard variable rate (SVR) to a fixed-rate, or borrowing more to help pay for an extension.

An efficient conveyancing solicitor in Barnsley will complete the conveyancing quickly, and move you to the better rate sooner. With future interest rate changes hard to predict, fast conveyancing can play a key role in securing your preferred rate.

A property lawyer will need to act for both you and your new bank or building society, in order to ensure the lender's new interest is correctly registered and the parties' interests are protected.

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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