Updated: October 12, 2018

Batley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Batley

Conveyancing solicitor fees are what you pay your Batley conveyancing solicitor for handling the legal work for your move.

How are Batley conveyancing fees calculated?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Batley who work on a cost per hour basis. Your quote sets out what you will pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty or identity verification checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Batley solicitor conveyancing fees be?

Whilst conveyancing fees in Batley will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a mining search, may be needed and council search fees will vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Batley

Purchase conveyancing requires a Batley conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from problems with the property's title to Green Deal repayments affecting the future saleability of the property.

The solicitor will feed the results of their enquiries back to the buyer, find solutions to outstanding defects and other issues and register the title in the new owner's name.

This part of the article examines the kinds of property which may be of interest to homebuyers looking for conveyancing solicitors in Batley.

Your Batley conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche mortgage lender like GE Money Home Lending or a large lender such as Barclays Bank, before appointing a conveyancing solicitor in Batley it is essential that you check that they can act for your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some lenders will only accept a select panel of law firms.

In this case, the lender will need a different law firm to act in their interests, and you will be expected to pay this alternate solicitor's costs. Resulting delays can jeopardise the whole purchase.

Failing to confirm the lender panel membership of your property solicitor could result in serious delays.

Our conveyancing solicitors can perform the conveyancing for all lenders.

Property Searches (Kirklees Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of various authorities by Batley conveyancing solicitors to identify information and potential issues affecting your new home.

Mortgage lenders typically also require residential property searches to be applied for. These include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes notices under the Planning, Highways and Public Health Acts
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More pertinent searches, such as a Crossrail search or a geological search, may also be advised in the initial search results.

The estimated turnaround time for conveyancing searches delivered by Kirklees Metropolitan Borough Council is 4 weeks. A private search company will be able to provide this information sooner.

Planning permissions

Office copies will also be sourced from HM Land Registry by your conveyancing solicitor, assisting with the identification of potential planning issues. These issues could include discrepancies between the property boundaries and the title plan or a restrictive covenant against certain alterations.

Kirklees Metropolitan Borough Council Council Tax

As a homeowner in Batley, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, for an average Tax Band E house in Batley, the amount of council tax due would be £2,075 per year.

Conveyancing solicitors in Batley will inform the purchaser of the home's tax band after 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 £1,556.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or for foreign language students. Newer homes are assessed by the Valuation Office Agency and allocated a council tax banding.

Band Kirklees Metropolitan Borough Council Tax (2018)
A £1,132
B £1,321
C £1,509
D £1,698
E £2,075
F £2,452
G £2,830
H £3,396

Could I be overpaying council tax?

A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To appeal contact:

Valuation Office Agency
Castle House
31 Lisbon St
West Yorkshire

Stamp Duty on Batley properties

Steep fines await those who miss the SDLT payment deadline. If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

Quittance's investment in the latest legal case management system means that HMRC filing complications and objections are a thing of the past.

This table sets out stamp duty for average property in Batley:

  Average sale price (2017) SDLT
Average price £137,186 £243.72
Average price (detached) £244,096 £2,381.92
Average new build £243,309 £2,366.18
Homeowners must pay a higher rate of SDLT when purchasing a second home. Following the example above, if a homeowner bought a second home in Batley for the average price of £137,186 the SDLT would be £6,859.30.

Stamp duty relief for first-time buyers in Batley

First-time buyer stamp duty relief is available on property purchases below £300,000.

Batley conveyancing solicitors should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Batley

New build site

It can be risky to purchase a leasehold property without knowing what you are getting into. Numerous legal complications could be awaiting the unsuspecting buyer, including incomplete management company accounts and ground rent multipliers.

Serious consequences can result from a less-experienced conveyancing solicitor's bad leasehold advice.

A competent conveyancing solicitor in Batley will consider potential leasehold issues, including :

  • reviewing the lease itself (many leases are decades old)
  • managing agent practices
  • possible service charge shortfalls
  • freeholder granted consents under the lease
  • unexpired lease terms

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Batley?

Building site

The average sale price of new build property in Batley is £188,495, based on information from the Land Registry. 4 new build properties have been bought in Batley in 2018 so far.

Buying a new build can be more complex than any other type of conveyancing. To prevent difficulties arising a Batley conveyancing solicitor must be conscious of Batley-specific factors and needs to consider a range of factors, including dealing with lender conditions and confirming building regulation compliance.

Our award-winning team of new build conveyancers are experts in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in West Yorkshire

When carrying out the legal work for a home in Batley, a conveyancing solicitor will check if the house is in one of Batley's conservation areas. If it is, the property is affected by conditions. These conditions, called Article 4 Directions, can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Batley's conservation areas.

Conveyancing - Selling a property in Batley

The legal work involved in a property sale is much easier than when purchasing. The buyer will have to go through a full legal review on the property and its legal title. Conveyancing solicitors in Batley acting for the seller, however, simply collates information and answers the purchaser's enquiries .

Factors that could delay or endanger your sale

A house or flat can face a broad spectrum of legal issues (for example not having full title or not having a building regulations completion certificate) that can hinder a transaction.

Don't ignore the issue, trusting that the issue won't be discovered. Get advice and attempt to resolve it ASAP.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

The legal work for a leasehold flat (leasehold houses are not common) is significantly more difficult than for a freehold house.

Conveyancing solicitors in Batley must usually carry out further legal work, which could include obtaining the latest service charge and ground rent statement, through to any documents pertaining to a variation of the terms of the lease.

In order to resolve any leasehold issues faster, it is strongly advised that the seller instruct a solicitor as soon as possible, potentially before putting the property on the market,.

Can your conveyancing solicitors act for the buyer and the seller of the same house?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA regulations ban the same solicitor from working on behalf of both sides in a house sale.

If you are buying or selling a property in Batley, and one of our conveyancing solicitors is acting for the other side, you could instruct a property solicitor firm in Batley to undertake your conveyancing.

Local Batley conveyancing solicitor directory

  • Amber Law Solicitors Limited, Ground Floor, 29 Branch Road, Batley, West Yorkshire, WF17 5SB
  • Brearleys, 1 Brunswick Street, Batley, West Yorkshire, WF17 5DT
  • Helen Davies Solicitor, Blakeridge Mill, Mayman Lane, Batley, West Yorkshire, WF17 7TB
  • Alexander Duckham & Co. Limited, 69/70 Batley Business Park, Technology Drive, Batley, West Yorkshire, WF17 6ER

Conveyancing - Remortgaging a property in Batley

Homeowners remortgage their home for all sorts of reasons, including fixing the mortgage on a new discounted rate, or consolidating debts. By far the most common reason, however, is simply to get a better rate.

Homeowners would typically benefit from a better rate sooner with a more proactive conveyancing solicitor in Batley. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a crucial factor in getting the mortgage rate you want.

To make sure that the interests of the lender are covered, the property lawyer handling your remortgage will need to act for both you and the mortgage provider.

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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