Updated: October 12, 2018

Brighouse conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Brighouse

Conveyancing solicitor fees are paid your Brighouse conveyancing solicitor for the legal work associated with moving home.

Are Brighouse conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Brighouse who offer services on a price per hour basis. Your conveyancing quote will explain what fees you will need to pay when your property transaction has completed.

What are disbursements?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty or indemnity insurance.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Brighouse cost in total?

Whilst conveyancing fees in Brighouse will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, council search fees will vary and additional region-specific searches, e.g. a flooding search, may be needed.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Brighouse

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. Following recent changes in the law, this maxim no longer applies. However, a purchaser must still undertake due diligence on the property to be purchased.

The conveyancing solicitor in Brighouse will offer suggestions and advice after making their enquiries, offer practical solutions and register the title in the new owner's name.

This article gives assistance for people who need conveyancing solicitors in Brighouse for a purchase.

Your Brighouse conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from Paragon, TSB or any other lender, before you instruct a conveyancing solicitor in Brighouse it is vital that you check that they are on the approved solicitor panel of your mortgage lender.

The majority of mortgage lenders will only accept a selected list (their 'panel') of legal practices that meet strict criteria. If your solicitor can't act for your mortgage lender, the lender will need a different solicitor firm to complete the legal work.

The home buyer will be expected to pay this alternative solicitor's costs and significant delays to your move could occur.

Failing to check your property lawyer's lender panel status can mean serious delays.

Our conveyancing solicitors are on the panel of all lenders.

Calderdale Council searches

Searches will be applied for by Brighouse conveyancing solicitors to unearth any significant issues that might possibly undermine how much the property you intend to buy will be worth. They include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a tin mining search or a contaminated land report, may also be recommended subject to the outcome of the initial searches.

The approximate processing time for Local Authority searches obtained from Calderdale Council is 7 weeks, so quicker regulated searches will be advisable.

Checking planning permission status

Office copies will also be ordered from the Land Registry by the purchaser's conveyancing solicitor. This will help to reveal any issues, for example restrictions that limit alterations or a difference between the agent's floorplan and the title plan.

Calderdale Council Council Tax

The amount of council tax a homeowner in Brighouse will pay to Calderdale Council will depend on the property's value and the number of residents. E.g. a house in the Calderdale Council area in Valuation Band E would pay £2,054 per annum.

A conveyancing solicitor in Brighouse will inform the buyer of the property's 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 (25%) would reduce the tax due to £1,540.

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 where the property was left empty by a bankrupt person. More recently-built property is assessed by the Valuation Office Agency and allocated a council tax banding.

Band Calderdale Council Tax (2018)
A £1,120
B £1,307
C £1,494
D £1,681
E £2,054
F £2,427
G £2,801
H £3,361

Does anyone ever challenge their valuation?

The Valuation Office Agency (VOA) should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Crown House
60 Crown St
West Yorkshire

Stamp Duty on Brighouse properties

If you are buying a property in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k. After a property sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See table below for stamp duty examples for homes in Brighouse:

  Average selling price (2017) SDLT
Average price £156,999 £639.98
Average price (detached) £272,694 £3,634.70
Average new build £255,000 £2,750.00

Stamp duty relief for first-time buyers in Brighouse

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. If you are buying a second home for in excess of £40,000 then you will have to pay a higher rate of 3%. For example, if a property owner bought a second property in Brighouse for the average price of £156,999 the SDLT would be £7,849.95.

Brighouse conveyancing solicitors will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Brighouse

New build site

Over 100,000 homeowners in England have leases with unreasonable lease conditions. Numerous technical issues may be awaiting the unsuspecting purchaser, such as increasing ground rents and overpriced managing agent packs.

Serious financial ramifications can result from a solicitor's erroneous leasehold advice.

If you intend to buy a leasehold home, a competent conveyancing solicitor in Brighouse will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself
  • dealing with landlords
  • ground rents and service charges
  • missing building regs and planning
  • service charge apportionments

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

Buying a 'New Build' property in Brighouse?

House under construction

Based on Her Majesty's Land Registry data, 1 new build properties were purchased in Brighouse last year. The average value of Brighouse new build properties is £255,000.

A new-build conveyancing solicitor in Brighouse needs to be conscious of regional factors and the extra complexities associated with new build, e.g. investigating road and drainage issues and liaising with the builder's onsite sales team.

Quittance Conveyancing deliver an independent view of the property's legal status, scrutinising contract issues ranging from the home's subsequent mortgageability to potential freehold acquisition traps.

County Durham Conservation areas

Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, purchasing property in a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area building controls will affect your home.

Referred to as Article 4 directions, these building controls could include restrictions on replacing roof tiles, general restrictions governing the use of non-traditional materials or restrictions on extensions normally within Permitted Development rights.

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.

Your conveyancing solicitor will address whether your planned purchase is located one of Brighouse's conservation areas.

Conveyancing - Selling a property in Brighouse

Conveyancing for a sale of a home is less complicated than for a property purchase. During the sale of a house or flat, caveat-emptor' means that the onus lies with the purchaser to validate that the house or flat is mortgageable and free from legal issues.

On the other hand, when selling, conveyancing solicitors in Brighouse acting for the person selling just answer the buyer's solicitor's questions.

Factors that could delay or endanger your home sale

Properties can face many legal problems (for example issues with neighbours' rights over the property) which could delay a sale for weeks.

Property experts will usually recommend that vendors tackle these issues head on.

Useful reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more complex than for a freehold house.

Brighouse conveyancing solicitors will also need to carry out additional work, including writing to the landlord for management company information, through to insurance details.

Experienced sellers will instruct a property lawyer as early as possible to help mitigate leasehold delays.

What if your conveyancing solicitors are acting for the other side?

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

You could contact a property solicitor firm in Brighouse to undertake your conveyancing, if we are doing the legal work for the other side.

Local Brighouse conveyancing solicitor directory

  • Brearleys, 12 King Street, Brighouse, West Yorkshire, HD6 1NX
  • Wilkinson Woodward Limited, 3-5 King Street, Brighouse, West Yorkshire, HD6 1NX
  • Lea Croft Residential Limited, Clifton House, Birkby Lane, Bailiff Bridge, Brighouse, West Yorkshire, HD6 4JJ

Conveyancing - Remortgaging a property in Brighouse

Benefitting from a better rate of interest to reduce monthly expenses is usually the main reason why homeowners opt to remortgage. There are other reasons, for example extending the mortgage term, or getting on to a new fixed-rate deal.

You would typically benefit from a lower rate faster with a more proactive conveyancing solicitor in Brighouse. With rate rises anticipated, fast conveyancing can be a crucial factor in getting on to the rate you want.

In order to certify that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to act for both you and the mortgage lender.

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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