Updated: October 12, 2018

Castleford conveyancing solicitor fees

No Move, No Fee conveyancing in Castleford

Conveyancing solicitor fees are the amounts you pay your Castleford conveyancing solicitor for the legal work for a home sale or purchase.

Do Castleford conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Castleford who carry out the legal work on an hourly rate. Your conveyancing quote explains what fees you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty Land Tax (SDLT) or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will the total Castleford solicitor conveyancing fees be?

Conveyancing solicitor fees in Castleford should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and specific extra searches, such as utilities searches, may be necessary.

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

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

Conveyancing - Buying a property in Castleford

Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer and the estate agent.

It remains, however, the duty of the conveyancing solicitor in Castleford to investigate the property, so that they can feed the results of their enquiries back to the buyer, find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

The following considers the aspects of the buying process for conveyancing solicitors in Castleford where a deeper understanding of the legal technicalities is needed.

Your Castleford conveyancing solicitor must be lender-approved

Before you select a conveyancing solicitor in Castleford, you need to check that they are on the approved solicitor panel of your chosen lender, whether you are taking out a mortgage from Secure Trust, Birmingham Midshires or any other lender.

Most mortgage lenders are only happy to work with a restricted panel of firms. If your solicitor cannot act for your chosen lender, the lender will need a different solicitor firm to carry out the legal work.

The purchaser will usually need to pay this alternate solicitor's fees and the conveyancing process could take much longer.

Neglecting to check the lender panel status of your solicitor can mean serious delays.

Our solicitors can carry out the legal work for all major and minor lenders.

Residential Property Searches (Wakefield City Metropolitan District Council)

Searches are questions submitted to public bodies by Castleford conveyancing solicitors to provide information about your new home.

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

More specialised searches, such as a highways authority search or a disadvantaged area search, may also be advised in the standard searches.

Property purchasers can expect to wait up to 3 weeks for conveyancing searches supplied by Wakefield City Metropolitan District Council. As a result, regulated searches will be faster.

Finding planning permissions

The buyer's conveyancing solicitor will request official entries from the Land Registry. This helps to find planning issues. These issues could include discrepancies between the property boundaries and the title plan or restrictions that limit alterations.

Wakefield City Metropolitan District Council Council Tax

The amount of council tax a homeowner in Castleford will pay to Wakefield City Metropolitan District Council will depend on the property's value and the number of residents. For instance for an average Valuation Band C house in Castleford, the amount of council tax due would be £1,413 per year.

Conveyancing solicitors in Castleford will inform the buyer of the home's council tax band once they are themselves notified.

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 £1,060.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person.

Band Wakefield City Metropolitan District Council Tax (2018)
A £1,060
B £1,237
C £1,413
D £1,590
E £1,943
F £2,297
G £2,650
H £3,180

Can I challenge the council tax banding?

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

Valuation Office Agency
Castle House
31 Lisbon St
Leeds
LS1 4DR
West Yorkshire

In the financial year 2016/17, 40 council tax challenges were made. 20 saw a subsequent reduction.

Stamp Duty on Castleford properties

If a property is purchased for £125,000 or less, no stamp duty is payable. Above this, most homebuyers will need to pay stamp duty. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance's investment in the latest case management system means that HMRC filing rejections are a thing of the past.

The following table illustrates SDLT examples for typical properties in Castleford:

  Average sale price (2018 to date) Stamp Duty
Average price £120,670 £0.00
Average price (detached) £184,599 £1,191.98
Average new build £184,998 £1,199.96

Stamp duty relief for first-time buyers in Castleford

Since 2017, first-time buyers only need to pay stamp duty on homes valued over £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second property. For example, if a homeowner bought a second property in Castleford for the average price of £120,670 the SDLT would be £3,620.10.

Conveyancing solicitors in Castleford will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Castleford

New build site

It can be costly to purchase a leasehold house or flat if you don't know what you are getting into. Numerous technical issues may be lying in wait for an uninformed purchaser, such as:

  • increasing ground rents
  • unreasonable managing agent fees
  • onerous covenants
Serious financial ramifications can result from a less-experienced conveyancer's failure to give good leasehold advice.

A good conveyancing solicitor in Castleford will consider possible leasehold issues, for example dealing with freeholders and managing agents, understanding regional and era-specific nuances of leases and leaseholder/freeholder disputes.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Castleford?

Building site

Based on Her Majesty's Land Registry data, the average cost of a new build home in Castleford is £184,998. 5 new build houses and flats have been bought in Castleford in 2018 so far.

A new-build conveyancing solicitor in Castleford must be aware of Castleford-specific factors and new build-specific issues, e.g. confirming building regulation compliance, checking the suitability of new build insurance and working with warranty providers such as NHBC Buildmark, LABC Warranty and Aedis.

Quittance Conveyancing deliver an independent assessment of the legal status of the property, and in particular factors like the home's future marketability and likely freehold acquisition traps.

West Yorkshire Conservation areas

Your conveyancing solicitor will need to check whether the residential property you are planning to buy is in a conservation area in Castleford. If it is, the house could be affected by certain building controls. These building controls, called Article 4 Directions, could include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

If a property is in breach, you could be required by law (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Castleford

The legal work involved in a sale of a home is normally less troublesome than for a purchase. The buyer's solicitor will carry out extensive due diligence into the property and its legal title, whereas conveyancing solicitors in Castleford acting for the seller essentially just collates requested paperwork (e.g. warranties and certificates) and replies to the solicitor's standard and additional enquiries .

How to improve the odds of your sale going through

Frequently occurring issues, such as not having appropriate warranties, can easily hinder your move.

You shouldn't bury your head in the sand in the hope that any issues won't be spotted, instead get advice and work to resolve it as soon as you can.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold flat or house is quite a lot more difficult compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Castleford must undertake additional work, such as requesting an up-to-date service charge statement, through to the memorandum of articles of association (if applicable).

In order to resolve any leasehold problems faster, it is recommended that the vendor contact a property lawyer as soon as is practicable.

What if you are already acting for the other side?

Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a house sale and purchase. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

If you are buying or selling a property in Castleford, and we are carrying out the legal work for the other side, you could instruct a property solicitor firm in Castleford to undertake your conveyancing.

Local Castleford conveyancing solicitor directory

  • Emsleys Solicitors Limited, 24-26 Bank Street, Castleford, West Yorkshire, WF10 1JD
  • Hartley & Worstenholme, 20 Bank Street, Castleford, West Yorkshire, WF10 1JD
  • Ison Harrison Limited, Lexmith Chambers, Bradley Street, Castleford, West Yorkshire, WF10 1HP
  • Lofthouse & Co, 16 Wesley Street, Castleford, West Yorkshire, WF10 1AE
  • Wakefield & District Housing, Merefield House, Whistler Drive, Castleford, West Yorkshire, WF10 5HX

Conveyancing - Remortgaging a property in Castleford

Although there are many reasons to remortgage, homeowners will generally remortgage their home to get a lower interest rate.

A proactive conveyancing solicitor in Castleford can reduce the remortgage processing time, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to getting on to the rate you want.

To certify that the interests of the lender are covered, the property lawyer handling your remortgage will 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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