Updated: October 12, 2018

Chapeltown conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Chapeltown

Conveyancing solicitor fees are what you pay conveyancing solicitors in Chapeltown for the legal work involved in moving home.

Do Chapeltown conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Chapeltown who offer services on a fees per hour basis. Your quote explains what fees you will need to pay when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

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, such as Stamp Duty Land Tax or telegraphic transfer fees.

See: A guide to all conveyancing fees

How much will conveyancing in Chapeltown cost in total?

Though conveyancing fees in Chapeltown will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, e.g. utilities searches, may be necessary and council search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For a standard home sale or purchase, the fees we quote are the fees you pay. 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 Chapeltown

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of English property law. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

A Chapeltown conveyancing solicitor will offer suggestions and advice after making their enquiries, iron out any legal issues and register the title in the new owner's name.

The following provides advice for people looking for conveyancing solicitors in Chapeltown for a purchase.

Your Chapeltown conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from the Hinckley and Rugby Building Society, NatWest or any other lender, before you select a Chapeltown conveyancing solicitor it is essential that you check that they can act for your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a selected list (known as a 'lender panel') of firms that meet stringent criteria.

If this is the case, the lender will need a second legal firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This can push back the completion date of the purchase.

Your home move could be threatened by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are on the panel of all mortgage providers.

Conveyancing Searches (Sheffield City Council)

Searches are enquiries made of public bodies by Chapeltown conveyancing solicitors to identify issues affecting your new home.

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

You will be informed if your mortgage lender wants any further searches, e.g. a tin mining search or a more detailed plan search.

Buyers should anticipate a wait of roughly 7 weeks for searches provided by Sheffield City Council, so quicker regulated searches will be recommended.

Finding planning permissions

Office copies will also be sourced from HMLR by the homebuyer's conveyancing solicitor. This will help to reveal planning issues, for example limits on the development of the property or discrepancies with the filed plan.

Sheffield City Council Council Tax

The amount of council tax a homeowner in Chapeltown will pay to Sheffield City Council will depend on the property's value and the number of residents. For instance for an average Tax Band E property in Chapeltown, the amount payable would be £2,150 per year.

Chapeltown conveyancing solicitors will inform a buyer of the property's 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 (25%) would reduce the tax due to £1,612.

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.

Band Sheffield City Council Tax (2018)
A £1,173
B £1,368
C £1,563
D £1,759
E £2,150
F £2,540
G £2,931
H £3,518

Could you be overpaying?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 were upheld and refunds awarded. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

Stamp Duty on Chapeltown properties

Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

When buying a home, stamp duty will probably need to be paid if the property is valued at over £125,000.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See table below for Stamp Duty Land Tax examples for homes in South Yorkshire:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £159,561 £691.22
Average price (detached) £260,050 £3,002.50
Average new build £194,695 £1,393.90

Stamp duty relief for first-time buyers in Chapeltown

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not rented out. E.g. if a second home was bought for £159,561 then the SDLT including the surcharge would be £7,978.05. .

Conveyancing solicitors in Chapeltown should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Chapeltown

New build site

Purchasing a leasehold home can be challenging when compared to buying a freehold property. Ground rent multipliers, unreasonable managing agent fees and freeholds sold without first refusal to leaseholders are among the many potential difficulties awaiting an uninformed purchaser.

Bad or incomplete leasehold advice, from a conveyancer who has only ever experienced freehold cases, can have costly, long-term consequences.

A experienced conveyancing solicitor in Chapeltown will investigate aspects of the leasehold purchase, such as reserve funds, any recent demands for service charges and ground rent and reviewing the lease itself (many leases are decades old).

Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Chapeltown?

New build site

Based on local data compiled by the Land Registry, 147 new builds have been bought in Chapeltown in 2018 so far. The average value of Chapeltown new build properties is £194,695.

A new-build conveyancing solicitor in Chapeltown will need to be aware of regional considerations and the complications associated with new build, including working to builders' exchange timelines and checking new build mortgage procedures are followed.

With our new build team, you will get a specialist assessment of the property's legal status, and in particular issues like unreasonable leasehold terms and potential freehold acquisition traps.

Conservation areas in South Yorkshire

Your conveyancing solicitor will need to confirm if the house you are intending to buy is in one of Chapeltown's conservation areas. If it is, the house is affected by building controls. Called Article 4 directions, these building controls could include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Chapeltown.

Conveyancing - Selling a property in Chapeltown

The conveyancing process on a sale of a house or flat is less complicated than for a property purchase. The buyer's conveyancing solicitor undertakes an investigation into the property. Conveyancing solicitors in Chapeltown acting for the seller just collects any required paperwork and responds to enquiries made by the buyer's solicitor .

What could go wrong?

Common obstacles, like issues with neighbours' rights over the property or having previously suffered from a flood event, can easily frustrate your home move if not handled appropriately.

Property specialists will almost always suggest to vendors that they handle such issues as soon as they come to light.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

Conveyancing for a leasehold property is a great deal more protracted in comparison with a freehold house.

Conveyancing solicitors in Chapeltown will also need to carry out additional work, for example contacting the freeholder for a comprehensive pack of information, through to details of historical insurance claims.

It is highly recommended that the vendor contacts leasehold-specialist property lawyer as soon as an estate agent is chosen to ensure any legal complexity is correctly handled.

Can your conveyancing solicitors act for both sides?

Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a property sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

If you are buying or selling a property in Chapeltown, and a Quittance conveyancer is doing the legal work for the other side, you could contact a local Chapeltown conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Chapeltown

The most common reason homeowners remortgage a home is to benefit from a lower interest rate. Other reasons to consider remortgaging include releasing funds to help kids get on the property ladder, or the current mortgage deal coming to an end.

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

The property lawyer conducting the legal work should also be able to act for your chosen mortgage lender. Our conveyancers are on the panel for all major lenders. So whether you are changing to a 100% mortgage with Lloyds Bank or to a long-term fixed mortgage with the Manchester Building Society, we can assist.

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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