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.

See: Complete list of conveyancing fees

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

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

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.

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.

Your property purchase could be put at risk by failing to check your solicitor's lender panel status.

Our conveyancing solicitors can perform the conveyancing for all mortgage providers.

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.

Planning documents

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)
A £1,049
B £1,223
C £1,398
D £1,573
E £1,922
F £2,272
G £2,622
H £3,146

Does anyone ever challenge their valuation?

To challenge your banding contact:

Valuation Office Agency
Crown House
60 Crown St
Halifax
HX1 1HY
West 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 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 £205,674 £1,613.48
Average price (detached) £343,068 £7,153.40
Average new build £213,880 £1,777.60
Homeowners must pay a higher rate of SDLT when purchasing a second home. E.g. if a second home was bought for £205,674 then the stamp duty including the surcharge would be £10,283.70. .

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

New build site

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.

Erroneous leasehold advice, from a property lawyer who has only ever experienced freehold transactions, can have serious consequences.

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?

House being built

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.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

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.

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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