Updated: October 12, 2018

Cleckheaton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cleckheaton

Conveyancing solicitor fees are what you pay conveyancing solicitors in Cleckheaton for the legal work for a home sale or purchase.

How are Cleckheaton conveyancing fees calculated?

Some conveyancing solicitors in Cleckheaton carry out the legal work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. We work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your conveyancing quote will set out what you will pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent information or Land Registry fees.

See: A guide to all conveyancing fees

How much will conveyancing in Cleckheaton cost in total?

Conveyancing solicitor fees in Cleckheaton will not vary. However, the costs of certain disbursements can vary. For example, additional region-specific searches, e.g. a commons registration search, may be needed and council search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden fees. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. 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 Cleckheaton

The conveyancing for a property purchase will need the conveyancing solicitor in Cleckheaton to consider a wide range of issues. Examples of such factors are problems with the property's title and issues impacting on the future saleability of the home.

The buyer's property lawyer will report their findings back to the buyer and their mortgage lender, make practical suggestions and confirm that the legal title passes to the new owner.

This article discusses the property types which could be of concern to homebuyers who want conveyancing solicitors in Cleckheaton.

Your Cleckheaton conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a niche mortgage lender like the Tipton & Coseley Building Society, to a major lender such as Birmingham Midshires. Before you select a conveyancing solicitor in Cleckheaton, whoever you choose, you must confirm that they are on the approved solicitor panel of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies are only prepared to work with a selected list (known as a 'panel') of firms that meet strict selection criteria.

If that is the case, the lender will need an alternative solicitor firm to complete the legal work, and you will be expected to pay this alternate solicitor's fees. This can push back the completion date of the purchase.

Major delays can result from failing to check your solicitor's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Kirklees Metropolitan Borough Council searches and other searches

Property searches are enquiries made of government bodies by Cleckheaton conveyancing solicitors to highlight issues affecting the home you want to buy. They include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability owed by Cleckheaton properties for local parish repairs.

Your solicitor will make you aware if your lender insists on any additional searches, e.g. a highways search or an agricultural search.

The typical lead time for searches ordered from Kirklees Metropolitan Borough Council is 4 weeks. Your conveyancer will recommend using a faster search agent.

Planning documents

Official Entries (or 'office copies') will also be ordered from HMLR by your conveyancing solicitor. This helps to find any planning issues, such as errors on the title plan or a restrictive covenant against certain alterations.

Kirklees Metropolitan Borough Council Council Tax

As a homeowner in Cleckheaton, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,698.

Cleckheaton conveyancing solicitors will inform the buyer of the property's tax band as soon as they are 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 £1,273.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or where an inhabitant is an 18 year old for whom child benefit is payable. A house or flat built after 1991 is assessed and allocated a council tax band by the Valuation Office Agency.

Band Kirklees Metropolitan Borough Council Tax (2018)
A £1,132
B £1,321
C £1,509
D £1,698
E £2,075
F £2,452
G £2,830
H £3,396

Are you about you buy a home in the wrong council tax band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 130 council tax challenges were made. 70 saw a reduction. To challenge your banding contact:

Valuation Office Agency
Crown House
60 Crown St
West Yorkshire

Stamp Duty on Cleckheaton properties

The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value property.

HM Revenue & Customs late filing penalties are avoided using the latest state-of-the-art case management system.

This table sets out stamp duty for typical property in Cleckheaton:

  Average selling price (2017) SDLT
Average price £175,023 £1,000.46
Average price (detached) £279,378 £3,968.90
Average new build £277,929 £3,896.45
If you are buying a second home for in excess of £40,000 then you will have to pay a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Cleckheaton for the average price of £175,023 the SDLT would be £8,751.15.

Stamp duty relief for first-time buyers in Cleckheaton

In Nov 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Cleckheaton conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Cleckheaton

New build site

The possible drawbacks of purchasing a leasehold property should be a source of anxiety for buyers of leasehold property. There are any number of legal technicalities that could be lying in wait for the unsuspecting buyer, such as:

  • exponential ground rents
  • costly and undisclosed major works
  • excessive freehold premiums
Severe consequences can result from an inexperienced conveyancing solicitor's misguided leasehold advice.

A expert conveyancing solicitor in Cleckheaton will consider possible leasehold issues, such as :

  • checking the lease itself
  • dealing with freeholders and managing agents
  • any recent demands for service charges and ground rent
  • proposed major works (Section 20 notices)

Make sure that you are fully-informed regarding your decision to buy a leasehold property - You can call our leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Cleckheaton?

House being built

Based on local data sourced by the Land Registry, 15 newly-constructed homes were purchased in Cleckheaton last year. The average purchase price of Cleckheaton new build properties is £277,929.

Acquiring a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Cleckheaton should be aware of local considerations and should check a range of issues, such as handling unreasonable delays and investigating issues with drains and roads that serve the property.

Our expert new build team provide an accurate and truly impartial assessment of the legal title of the house or apartment, looking out for factors ranging from unreasonable leasehold terms to exponential ground rent and service charges (where applicable).

Conservation areas in West Yorkshire

If you are buying a residential property in one of Cleckheaton's conservation areas, the property must be compliant with any local conservation area building controls. These building controls could include a range of factors from limitations on skylights, to restrictions on hard standings at the front of the property.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Cleckheaton

Conveyancing for a property sale is normally less troublesome than when buying. When buying, the obligation is on the buyer to ensure that the legal title of the property can be mortgaged and is free from legal issues.

Conversely, when selling, conveyancing solicitors in Cleckheaton acting for the current owner effectively just answer the purchaser's enquiries.

Why do sales fall through?

Obstacles, like missing planning permission, can actually protract a transaction if ignored.

Don't put off finding a solution in the hope that any issues won't be spotted. Instead, get professional advice and deal with it promptly.

Further reading:

Read more helpful advice for sellers here.


The legal work for a leasehold flat or house is much more complex than it is for a freehold home.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Cleckheaton, such as requesting an up-to-date service charge statement or a copy of the building's asbestos survey (if required).

So as to resolve any leasehold-related delays sooner, it is strongly advised that the vendor contact a solicitor as early in the process as possible, potentially before putting the property on the market,.

Can your conveyancing solicitors act for both the buyer and the seller of the same house?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, SRA rules restrict the same conveyancing solicitor from acting on both sides in a property sale.

You could contact a local Cleckheaton conveyancing solicitor firm to handle your legal work, if a Quittance conveyancer is acting for the other side.

Local Cleckheaton conveyancing solicitor directory

  • Cadmans Law Limited, Churchill House, Northgate, Cleckheaton, West Yorkshire, BD19 3HH
  • Brearleys, 4 6 & 6a Cheapside, Cleckheaton, West Yorkshire, BD19 5AF
  • Rothery Inesons Solicitor, Provincial House, Old Post Office, Albion Street, Cleckheaton, West Yorkshire, BD19 3JG
  • Rothery Inesons Solicitors Limited, Provincial House, Albion Street, Cleckheaton, West Yorkshire, BD19 3JD
  • Williams & Co, Brooke House, 3-5 Dewsbury Road, Cleckheaton, West Yorkshire, BD19 3RS

Conveyancing - Remortgaging a property in Cleckheaton

The main reason people remortgage is to secure a lower interest rate. There are other reasons to switch lenders or mortgage deals, for example consolidating debts, or wanting to overpay when the lender refuses.

A good conveyancing solicitor in Cleckheaton can reduce the remortgage processing time, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can be a crucial factor in securing the rate you want.

It is crucial that the property lawyer handling your remortgage is also able to act for your chosen bank or building society. Quittance Conveyancing are on all major UK lenders' panels. So whether you are switching to a flexible mortgage with the NatWest or to a capped-rate mortgage with Birmingham Midshires, 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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