Updated: October 12, 2018

Bridlington conveyancing solicitor fees

No Move, No Fee conveyancing in Bridlington

Conveyancing solicitor fees are paid to conveyancing solicitors in Bridlington for the legal work for a home sale or purchase.

How are Bridlington conveyancing fees calculated?

We work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Bridlington who carry out the legal work on an hourly-rate basis. Your conveyancing quote will explain what fees you will need to pay when your property transaction has completed.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as ID checks or bankruptcy searches.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Bridlington cost?

Conveyancing fees in Bridlington will not vary. However, the costs of certain disbursements can vary. For example, specific extra searches, e.g. a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Bridlington

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of English property law. Since 2013, this maxim no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to investigate the house or flat they plan to buy.

A conveyancing solicitor in Bridlington will give advice after making their enquiries, iron out any legal issues and confirm that the Land Registry's record of the property is updated.

The following section offers advice to assist buyers searching for conveyancing solicitors in Bridlington.

Your Bridlington conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Bridlington, it is vital that you check that they are on the approved panel of your lender, whether you are obtaining a mortgage from DB UK Bank, Bank of Ireland or any other lender.

Your lawyer may not be able to carry out the legal work for your lender, because some mortgage lenders are only happy to work with a restricted list (called a 'lender panel') of firms that match certain criteria.

If this is the case, the lender will probably need a second solicitor firm to complete the legal work, and you will be expected to pay this second lawyer's costs. Resulting delays can jeopardise the whole purchase.

Delays can arise if you do not confirm your conveyancer's lender panel status.

Our solicitors can act for all banks and building societies.

East Riding of Yorkshire Council searches and other searches

Searches are enquiries made by Bridlington conveyancing solicitors to highlight issues affecting the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More pertinent searches, such as a radon gas search or a more detailed environmental report, may also be referred to following the initial searches.

Purchasers should anticipate a wait of approximately 10 weeks for Residential property searches provided by East Riding of Yorkshire Council. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Finding planning permissions

Official Entries (or 'office copies') will also be applied for from the Land Registry by the conveyancing solicitor acting for the homebuyer, assisting with the identification of any planning issues. These issues could include limits on the development of the property or a difference between the agent's floorplan and the title plan.

East Riding of Yorkshire Council Council Tax

East Riding of Yorkshire Council calculate council tax on Bridlington homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,544.

Conveyancing solicitors in Bridlington will inform the buyer of the home's council tax band as soon as they are 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 £1,158.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if the home is left unoccupied by a student. The Valuation Office Agency (VOA) assess council tax bands for newly-built homes, and where the owner has requested a revaluation.

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

Can you challenge the council tax bracket?

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. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Bridlington properties

SDLT is a percentage of the purchase price of a property paid by the buyer to HMRC. It is due on properties bought for over £125,000.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

Quittance's specialist post-completion team will ensure that the convoluted SDLT1 form is completed and submitted to HMRC without delay.

See Stamp Duty Land Tax examples for properties in Bridlington:

  Average sale price (2017) SDLT
Average price £156,768 £635.36
Average price (detached) £229,152 £2,083.04
Average new build £71,875 £0.00

Stamp duty relief for first-time buyers in Bridlington

In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k. Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. E.g. if a second home was bought for £156,768 then the stamp duty including the surcharge would be £7,838.40. .

Conveyancing solicitors in Bridlington should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Bridlington

New build site

Buying a leasehold home can be complex, compared to purchasing a freehold home. The numerous common problems lying in wait for an uninformed buyer can include:

  • exponential ground rents
  • unpaid service charges by the existing leaseholder
  • freeholds sold without first refusal to leaseholders
Misguided leasehold advice, from a property lawyer with limited leasehold experience, could have costly, long-term consequences.

If you are planning to buy a house or flat with a lease, a expert conveyancing solicitor in Bridlington will consider possible leasehold issues, e.g. ground rents and service charges, flats in the same block with disparity between their leases and managing agent or landlord enquiries.

Quittance Conveyancing's leasehold conveyancing solicitor team will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Bridlington?

House being built

According to HM Land Registry information, the average value of Bridlington new build properties is £71,875. 2 newly-constructed homes were purchased in Bridlington last year.

A new-build conveyancing solicitor in Bridlington must be familiar with both local considerations and the added complexities of new build, such as ensuring compliance with planning regulations and handling the uncertainties of buying off plan.

Our specialist team of new build conveyancers deliver an expert assessment of the property's legal status, scrutinising contract issues like the home's future resaleability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

North Yorkshire Conservation areas

Whether you are purchasing a listed character property or a Victorian family home, if the house is in a defined conservation area, your plans to alter the house may not be allowed by the local authority.

Referred to as Article 4 directions, these restrictions could include anything from restrictions on the use of PVC windows, to limits on the use of cladding.

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.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Bridlington.

Conveyancing - Selling a property in Bridlington

Conveyancing for a property sale is more straightforward than when buying. The buyer's solicitor does due diligence on the legal title of your home. Conveyancing solicitors in Bridlington acting for the vendor simply gathers information relating to the property and responds to enquiries made by the buyer's solicitor .

Factors that could delay or endanger the conveyancing process

Frequently occurring issues, such as having a flying freehold or previous or historic subsidence, can potentially delay your move if they are ignored.

You shouldn't ignore this as solicitors are trained to unearth any such issues. Instead, get professional advice and work to resolve it as soon as you can.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

Conveyancing for a leasehold flat (leasehold houses are not common) is quite a lot more specialised compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Bridlington will usually undertake additional legal work, and this could include collating the latest service charge and ground rent statement, through to a copy of any required license to assign.

It is highly recommended that you contact a conveyancer with leasehold experience as soon as is practicable to ensure the legal technicalities are handled correctly.

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 the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban the same solicitor from acting on both sides in a house sale.

You could instruct a property solicitor firm in Bridlington to carry out your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Bridlington conveyancing solicitor directory

  • Pinkney Grunwells Lawyers LLP, 8 and 10 Quay Road, Bridlington, North Humberside, YO15 2AP
  • Williamsons Solicitors Limited, 16 Wellington Road, Bridlington, Yorkshire, YO15 2BG
  • Murray Hills Solicitors Limited, 10-12 King Street, Bridlington, East Yorkshire, YO15 2DE
  • Pinkney Grunwells Lawyers LLP, 25 Bridlington Street, Hunmanby, Filey, North Yorkshire, YO14 0JR

Conveyancing - Remortgaging a property in Bridlington

The most common reason people remortgage is to get a lower interest rate. Other reasons to remortgage include wanting to overpay when the lender refuses, or wanting to borrow more.

A good conveyancing solicitor in Bridlington can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can play a key role in getting the mortgage rate you want.

It is crucial that the property lawyer handling your remortgage can act on behalf of your new mortgage lender. Our conveyancing team are on all major lenders' panels. So whether you are switching to a fixed-rate mortgage with the Royal Bank of Scotland or to a variable-rate mortgage with the Swansea Building Society, our remortgage specialists 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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