Award-winning No Move, No Fee conveyancing for Bingley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer 100% fixed conveyancing fees, and because we are committed to better communication, you will never be uninformed about how your move is progressing.
Every year Quittance's property lawyers deliver a proactive no sale, no fee service to property sellers and buyers looking for conveyancing solicitors in Bingley and across West Yorkshire.
Our no sale no fee guarantee means should your move not proceed, you won't have to pay any conveyancing solicitors' fees.
Bingley's most communicative conveyancing service
Nearly 1 in 2 of respondents to an InfoTrack poll published in Legal Futures did not get adequate communication from their property lawyer.
The regulatory bodies for Bingley property lawyers are concerned with promoting better communication standards, and the service level directives of the CLC and the Law Society's 'Conveyancing Quality Scheme' make pointed reference to the need to maintain a better standard of communication.
In spite of this, according to a survey carried out by the Conveyancing Association, 43191 of home purchases and sales do not complete successfully as the result of delays caused by poor communication.
Quittance Conveyancing's team of Bingley conveyancing solicitors aim to offer the most informative and proactive conveyancing service in the UK. We strive to provide the answers you require wherever you are, using the contact method of your choice:
- Lowest Bingley conveyancing solicitors fees
- Open Saturdays
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- 24/7 access to your complete case online
- Real-time progress updates by SMS, phone and email
- Personal extension numbers of your conveyancing lawyer
Updated: October 12, 2018
Bingley conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Bingley
Conveyancing solicitor fees are the costs you pay your Bingley conveyancing solicitor for the legal work for a home sale or purchase.
Do Bingley conveyancing solicitors work on a fixed fee basis?
Some conveyancing solicitors in Bingley work on an hourly rate, whereas others work on a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your conveyancing quote will explain exactly what you will be charged when your sale or purchase goes through.
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 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 property searches or ID checks.
How much will the total Bingley solicitor conveyancing fees be?
Whilst conveyancing fees in Bingley will be the same as anywhere else in the country, the disbursements required can vary. As examples, council search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.
There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard home sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Bingley
Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of English property law. This maxim no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.
The conveyancing solicitor in Bingley will make recommendations once their enquiries are complete, help to fix or resolve any legal issues and ensure that the change of ownership is registered at the Land Registry.
This part of the article considers those areas of the legal process for conveyancing solicitors in Bingley where greater expertise is crucial.
- Conveyancing solicitors in Bradford
- Conveyancing solicitors in Huddersfield
- Conveyancing solicitors in Keighley
- Conveyancing solicitors in Leeds
- Conveyancing solicitors in Shipley
- Conveyancing solicitors in West Yorkshire
Your Bingley conveyancing solicitor must be lender-approved
Whether your mortgage is with a major lender like TSB or a niche lender such as Ulster Bank, before you instruct a conveyancing solicitor in Bingley you need to check that they can represent your lender.
A lot of mortgage lenders only accept a restricted list (called a 'lender panel') of legal practices that meet strict selection criteria. If a conveyancer cannot act for your lender, the lender will require a second law firm to carry out the legal work.
The home buyer will be expected to pay this alternate solicitor's fees, and the conveyancing process can take much longer.
Our conveyancing solicitors can perform the conveyancing for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Bradford Metropolitan Council searches
Property searches are enquiries made of various authorities by Bingley conveyancing solicitors to help uncover relevant information about your planned purchase. They include:
- Local Authority (LA) search - contains information about the property and surrounding area held by Bradford Metropolitan Council
- Environmental search - shows whether the surrounding environment is suitable for the purchaser
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - some Bingley property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
More specialised searches, such as a radon gas search or an agricultural search, may also be referred to in the initial LA and Environmental searches.
The estimated lead time for conveyancing searches from Bradford Metropolitan Council is 4 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.
Office copies will also be applied for from the Land Registry by the buyer's conveyancing solicitor. This will help to identify any issues. These issues could include limits on the development of the property or the title plan showing only very general boundaries.
Bradford Metropolitan Council Council Tax
As a homeowner in Bingley, 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. E.g. a house in the Bradford Metropolitan Council area in Valuation Band D would pay £1,573 per annum.
Bingley conveyancing solicitors will inform a buyer of the property's band after this is confirmed by the searches.
If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,180.
Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency (VOA) calculate bands for newly-constructed property, and where the owner has requested a revaluation.
|Band||Bradford Metropolitan Council Tax (2018)|
Does anyone ever challenge their valuation?To challenge your banding contact:
Valuation Office Agency
60 Crown St
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 Bingley properties
Stamp duty is only applicable to homes where the purchase price exceeds £125k. It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.
Quittance's specialist post-completion team will ensure that the complicated SDLT1 form is completed and submitted to HMRC without delay.
See Stamp Duty Land Tax examples for properties in Bingley:
|Average sale price (2017)||SDLT|
|Average price (detached)||£343,068||£7,153.40|
|Average new build||£213,880||£1,777.60|
Stamp duty relief for first-time buyers in Bingley
As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.
Bingley conveyancing solicitors should ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Bingley
It is rarely a good idea to purchase a leasehold home without being aware of the facts. There are many legal issues that may be awaiting an uninformed buyer, such as costly and undisclosed major works and spiralling ground rents.
If you intend to buy a leasehold home, a competent conveyancing solicitor in Bingley will investigate aspects of the leasehold purchase, e.g. :
- reviewing the lease itself
- dealing with freeholders
- service charges
- missing building regs and planning
Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our team of leasehold conveyancing solicitors today on 0800 612 0377.
Buying a 'New Build' property in Bingley?
27 new builds were purchased in Bingley last year, based on statistics published by the Land Registry. The average cost of new builds in Bingley is £213,880.
Acquiring a new build property is more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Bingley must be mindful of local considerations and must look into numerous things, such as dealing with fast exchange timeframes and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).
With our new build team, you will get an expert assessment of the legal title of the house or apartment, and in particular considerations ranging from problematic leasehold terms to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).
West Yorkshire Conservation areas
Whether you are going to buy a period cottage or a Victorian terraced house, if the property is in a protected conservation area, any planned modifications to the property may not be permitted by Bradford Metropolitan Council.
These building controls, referred to as Article 4 Directions, could include:
- Limits on roof terraces
- Restrictions on dormer windows
- Requiring consent to alter doors and guttering
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.
Parts of Bingley lie within a Bradford LPA-governed conservation area. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bingley's conservation areas.
Conveyancing - Selling a property in Bingley
The conveyancing process on a sale of a home is much simpler than when buying. With a purchase, caveat-emptor' means that the onus lies with the purchaser to confirm that the home they are buying does not have any legal issues.
Conversely, with a sale, conveyancing solicitors in Bingley acting for the current owner only need to answer the buyer's questions.
What could put the sale of your property at risk?
Issues, like tree preservation orders or previous or historic subsidence, have the capacity to frustrate a transaction if not dealt with promptly.
Property specialists will generally advise that sellers face these issues head on and fix them.
- Noisy neighbours? What to do before selling your home
- No electrical completion certificate? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more conveyancing advice for sellers.
The conveyancing process for a leasehold property is much more time-consuming than for a freehold property.
Conveyancing solicitors in Bingley must usually carry out further legal work. This can involve obtaining a complete pack of managing agent information, through to details of historical insurance claims.
To reduce leasehold-related delays, it is highly recommended that the seller instruct a lawyer as soon as possible.
What if Quittance is already acting for the other side?
SRA rules prevent the same solicitor from working on behalf of both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.
You could contact a law firm in Bingley to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.
Local Bingley conveyancing solicitor directory
- Awb Charlesworth Solicitors Limited, Skipton Chambers, Chapel Lane, Bingley, West Yorkshire, BD16 2NG
- Read Dunn Connell Limited, 30 Park Road, Bingley, West Yorkshire, BD16 4JD
- Eatons, 120 Main Street, Bingley, West Yorkshire, BD16 2JJ
- Bradford & Bingley Plc, Po Box 88, Croft Road, Crossflatts, Bingley, West Yorkshire, BD16 2UA
- Credit Advisory Services Limited, Aire Valley House, Croft Road, Crossflatts, Bingley, West Yorkshire, BD16 2UA
Conveyancing - Remortgaging a property in Bingley
Reducing monthly repayments by finding a better rate is usually why people opt to remortgage. There are other reasons, for example getting on to a new fixed-rate deal, or releasing funds to help pay for home improvements.
An efficient conveyancing solicitor in Bingley will complete the conveyancing quickly, and move you to the better rate sooner. With the future of interest rates uncertain, fast conveyancing can play a key role in securing your preferred rate.
A property lawyer will need to act for both you and the mortgage lender, in order to confirm the mortgage provider's interests are protected.
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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