Updated: October 12, 2018

Bradford conveyancing solicitor fees

No Move, No Fee conveyancing in Bradford

Conveyancing solicitor fees are the amounts you pay your Bradford conveyancing solicitor for the legal work associated with moving home.

Are Bradford conveyancing fees and costs fixed?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Bradford who carry out the legal work on an hourly rate. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like property searches or TT fees.

See: How much should conveyancing fees cost?

How much will the total Bradford solicitor conveyancing fees be?

Conveyancing fees in Bradford should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, council search fees will vary and additional region-specific searches, e.g. transport searches, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. 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 Bradford

Bradford's economy, forecast to be over £10bn in 2018, was founded on the wool trade. It is now home to several major industries, including textiles, banking, chemicals, engineering, electronics and manufacturing. The city enjoys a tradition of welcoming newcomers from throughout the world, and recently gained formal recognition as a City of Sanctuary.

Bradford is surrounded by beautiful, accessible countryside, and has the UNESCO World Heritage site of Saltaire within its borough. Other cultural attractions include the National Science and Media Museum, the Alhambra theatre and Cartwright Hall art gallery.

As well as being crowned the UK's curry capital on several occasions, Bradford was made the first permanent UNESCO City of Film in 2009.

Conveyancing for purchasers

In carrying out the conveyancing for a home purchase, a conveyancing solicitor in Bradford will examine the draft contract and investigate the legal ownership rights or 'title' of the property and make their "report on title".

After making their enquiries the solicitor will make recommendations and will deal with any legal problems and register the title in the new owner's name.

The following section provides useful guidance for homebuyers who want conveyancing solicitors in Bradford.

Your Bradford conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like Ahli United Bank or a large lender such as Barclays Bank, before choosing a Bradford conveyancing solicitor you must confirm that they can act in the interests of your mortgage lender.

Some banks and building societies only accept a select panel of law firms that pass strict selection criteria. If a conveyancer is unable to act for your mortgage lender, the lender will likely require a second solicitor firm to act in their interests.

You will then have to cover this alternate lawyer's costs, and the conveyancing process can take much longer.

Setbacks can be caused by failing to confirm your property lawyer's lender panel status.

Our conveyancing solicitors are approved to act for all banks and other lenders.

Searches (Bradford Metropolitan Council)

Searches are carried out by Bradford conveyancing solicitors in order to identify any pertinent information that could possibly compromise the value of your property. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there are any grants available
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitythere is a risk that some Bradford properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Further searches, such as a highways search or a ground stability report, may also be advised in the initial LA and Environmental searches.

The approximate turnaround time for Local Authority searches obtained from Bradford Metropolitan Council is 4 weeks. A private search company will be able to provide this information sooner.

Finding planning permissions

Official Entries will also be obtained from HM Land Registry by the conveyancing solicitor acting for the homebuyer, assisting with the identification of potential planning issues, such as a difference between the agent's floorplan and the title plan or limits on the development of the property.

Bradford Metropolitan Council Council Tax

Council tax is calculated by Bradford Metropolitan Council on property value and the number of people living in the property. For example, for an average Band D property in Bradford, the council tax would be £1,573.

Conveyancing solicitors in Bradford will inform a purchaser of the property's band once they are themselves notified.

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 £1,180.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the home is left unoccupied by a student.

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

Can I challenge my council tax band?

To appeal contact:

Valuation Office Agency
Crown House
60 Crown St
Halifax
HX1 1HY
West Yorkshire

A homeowner can ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund.

Stamp Duty on Bradford properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

SDLT is only applicable to homes where the purchase price exceeds £125k.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

This table sets out stamp duty for property in Bradford:

  Average selling price (2018 to date) Stamp Duty
Average price £151,234 £524.68
Average price (detached) £294,633 £4,731.65
Average new build £202,804 £1,556.08
Following the autumn budget statement, second home buyers must pay a 3% SDLT surcharge. So if a second property was bought for £151,234 then the SDLT total will be £7,561.70.

Stamp duty relief for first-time buyers in Bradford

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000.

Bradford conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bradford

New build site

Buying a leasehold house or flat can be challenging when compared to purchasing a freehold property. There are any number of legal technicalities that could be lying in wait for an uninformed purchaser, such as:

  • marriage value issues
  • overpriced managing agent packs
  • sub-letting restrictions
  • doubling ground rents
Serious consequences can result from an inexperienced conveyancing solicitor's misguided leasehold advice.

If you intend to buy a leasehold property, a competent conveyancing solicitor in Bradford will investigate aspects of the leasehold purchase, for example :

  • understanding regional and era-specific nuances of leases
  • managing agent or landlord enquiries
  • service charges for relevant date periods
  • service charge apportionments

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Bradford?

New build site

The average value of a new build in Bradford is £202,804, according to data gathered by the HM Land Registry. 49 brand new homes have been bought in Bradford in 2018 so far.

A new-build conveyancing solicitor in Bradford must be well-versed in both local issues and the extra complexities associated with new build, such as helping with mortgage offer extension terms and verifying rights of access.

Our new build conveyancing department will provide an impartial assessment of the legal status of the property, and in particular considerations like problematic leasehold terms and an assessment of other risks, such as flood risk.

Conservation areas

Your conveyancing solicitor will check if the property you are intending to buy is in a conservation area in Bradford. If it is, the property could be affected by specific building controls. Called Article 4 directions, these constraints may include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Conservation areas in Bradford include Eldwick Beck, Bingley and Saltaire. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bradford's conservation areas.

Conveyancing - Selling a property in Bradford

The legal process for a property sale is much easier than when buying. The buyer's solicitor will carry out a thorough legal appraisal on the property, whereas conveyancing solicitors in Bradford acting for the seller just responds to enquiries made by the buyer's solicitor.

What could jeopardise the sale of your property?

Properties will often come with any number of issues (e.g. a boundary dispute) that can prolong the sale conveyancing process.

Generally speaking, it is a good idea for sellers to face any such problems head on and fix them.

Useful reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat or house is significantly more difficult than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Bradford must undertake additional work, for example requesting all relevant freeholder information or details of the length of leases of other flats in the block.

To help mitigate the delays involved in selling a leasehold property, it is highly recommended that you instruct a lawyer as soon as is practicable.

Can your conveyancing solicitors act for both sides?

A conveyancer who is regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a house sale.

You may want to instruct a property solicitor firm in Bradford to carry out your legal work, if we are doing the legal work for the other side.

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Conveyancing - Remortgaging a property in Bradford

People remortgage for all sorts of reasons, including releasing funds to help kids get on the property ladder, or the current mortgage deal coming to an end. The most common reason, however, is simply to get a better rate.

You can appreciate the benefits of a better rate earlier by using a more proactive conveyancing solicitor in Bradford, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

Your property lawyer needs to be able to act for your preferred bank or building society. Our conveyancers are on all major UK lenders' panels. So whether you are changing to a variable-rate with the Halifax or to a fixed-rate mortgage with the Barnsley Building Society, we can help.

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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