Updated: October 12, 2018

Beverley conveyancing solicitor fees

No Move, No Fee conveyancing in Beverley

Conveyancing solicitor fees will be paid to your Beverley conveyancing solicitor for the legal work involved in moving home.

How are Beverley conveyancing fees calculated?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Beverley who carry out the legal work on an hourly rate. Your conveyancing quote explains all fees and other costs you will be charged when your sale or purchase goes through.

What are disbursements?

In addition to the legal fees you will also have to pay for 'disbursements'.

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 office copies or property searches.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Beverley cost?

Though conveyancing fees in Beverley will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, e.g. utilities searches, may be needed.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance. 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 Beverley

In carrying out the conveyancing for a home purchase, the conveyancing solicitor in Beverley will examine the draft contract and investigate the property's title and make their "report on title".

The buyer's solicitor will make recommendations following their enquiries, offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

This section of the article offers useful advice for homebuyers who need conveyancing solicitors in Beverley.

Your Beverley conveyancing solicitor must be lender-approved

There are many lenders, from a large lender such as Santander, to a less common mortgage lender like DB UK Bank. Before choosing a conveyancing solicitor in Beverley, it is essential that you check that they can represent your lender.

Your conveyancer may be unable to act for your lender, because some mortgage lenders are only prepared to work with a selected list (known as a 'lender panel') of firms that match certain criteria.

If that is the case, the lender will require a different law firm to carry out the legal work, and you will then have to cover this substitute lawyer's costs. This can frustrate or delay the process.

Neglecting to check the lender panel membership of your conveyancer could mean significant delays.

Our solicitors are approved members of all lender panels.

East Riding of Yorkshire Council searches

Searches are enquiries made by Beverley conveyancing solicitors to highlight issues affecting your new home. They include:

SearchDescription
Local Authority (LA) searchexposes issues like road schemes that could affect the property
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilitythere is a risk that some Beverley properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specialised searches, such as a radon gas search or a commons registration search, may also be referred to in the initial LA and Environmental searches.

Property purchasers could experience a delay of approximately 10 weeks for Local Authority searches obtained from East Riding of Yorkshire Council. As a result, regulated searches will be faster.

Checking planning permission status

Your conveyancing solicitor will also obtain official entries from HM Land Registry. This helps to find any potential issues. Examples of these include outbuildings lying outside the boundary or restrictions that limit alterations.

East Riding of Yorkshire Council Council Tax

East Riding of Yorkshire Council calculate council tax on Beverley homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Tax Band C house in Beverley, the council tax would be £1,544 per year.

Beverley conveyancing solicitors 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 reduces the tax due to 75% which would equal £1,158.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the property is armed forces accommodation. A house or flat constructed after 1991 is assessed by the Valuation Office Agency.

Band East Riding of Yorkshire Council Tax (2018)
A £1,158
B £1,351
C £1,544
D £1,737
E £2,123
F £2,509
G £2,895
H £3,474

Is your new home in the wrong band?

In the 2016/17 financial year, 100 council tax challenges were made, and 30 resulted in a reduction. To challenge your banding contact:

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

Stamp Duty on Beverley properties

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value house. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical homebuyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

The following table illustrates stamp duty examples for properties in Beverley:

  Average selling price (2017) Stamp Duty
Average price £228,548 £2,070.96
Average price (detached) £314,773 £5,738.65
Average new build £283,147 £4,157.35

Stamp duty relief for first-time buyers in Beverley

In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k. Homeowners must pay a higher rate of SDLT when purchasing a second property. Following the example above, if a homeowner bought a second property in Beverley for the average price of £228,548 the SDLT would be £11,427.40.

Beverley conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Beverley

New build site

It can be costly to purchase a leasehold house or flat if you don't know what you are getting into. The many potential traps lying in wait for the unsuspecting buyer include:

  • increasing ground rents
  • onerous covenants
  • unreasonable managing agent fees
  • absent freeholders
Erroneous leasehold advice, from an inexperienced property lawyer, could lead to serious consequences.

A good conveyancing solicitor in Beverley will address aspects of leasehold, such as unexpired lease terms, service charge records from the last three years and understanding regional and era-specific nuances of leases.

Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Beverley?

New build site

7 new builds have been bought in Beverley in 2018 so far, (sce: HM Land Registry). The average sale price of new build property in Beverley is £377,095.

The legal side of purchasing a new build can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Beverley must be mindful of Beverley-specific considerations and should check a range of issues, like handling reservation fees and confirming building regulation compliance.

Our award-winning conveyancing team are specialists in working to developer exchange timeframes and new build purchases.

North Yorkshire Conservation areas

Whether you are planning to buy a period cottage or a Regency townhouse, if the property is in a defined conservation area, any changes you can make to the property might not be accepted by East Riding of Yorkshire Council.

These building controls may include a wide range of constraints from restrictions on the removal of front boundary walls, railings or fences, to restrictions on hard standings at the front of the property.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

Parts of Beverley are within a conservation area governed by the East Riding of Yorkshire local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Beverley.

Conveyancing - Selling a property in Beverley

The conveyancing process on a sale of a home is much simpler than for a property purchase. The purchaser will carry out an investigation on the home, whilst conveyancing solicitors in Beverley acting for the vendor merely collates requested paperwork (e.g. warranties and certificates) and answers the purchaser's enquiries .

What could put the sale of your property at risk?

A home can be burdened by many complex issues (such as not having appropriate warranties) that have the capacity to prevent a purchase from completing on time.

Don't ignore the issue, hoping the issue will fix itself - get legal advice and deal with it at the earliest stage.

Further reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is a great deal more technical compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Beverley will need to conduct additional work, for example obtaining the latest service charge and ground rent statement, through to any information about regulations affecting the property that are not in the lease.

It is highly recommended that the vendor contact a solicitor as early in the process as possible, ideally before putting the property on the market, to reduce delays associated with leasehold property. The time lost waiting for responses from a property's managing agents is the most frequent cause of leasehold sales collapsing.

What if Quittance conveyancers are acting for the other side?

SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale. However, conveyancers who are regulated by the CLC, can act for both sides.

You may wish to contact a law firm in Beverley to undertake your legal work, if a Quittance conveyancer is acting for the other side.

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Conveyancing - Remortgaging a property in Beverley

Saving money on a better rate is usually why homeowners decide to switch lenders. There are other reasons, including releasing funds to help kids get on the property ladder, or getting onto a longer fixed-rate term.

You can benefit from a lower rate sooner with a more proactive conveyancing solicitor in Beverley. They will work to shorten the processing time of the legal work. With possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

In order to certify that the interests of the lender are covered, the property lawyer handling your remortgage will 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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