Updated: October 12, 2018

Conisbrough conveyancing solicitor fees

No Move, No Fee conveyancing in Conisbrough

Conveyancing solicitor fees are paid to your Conisbrough conveyancing solicitor for carrying out the legal work for a property transaction.

Are Conisbrough conveyancing fees and costs fixed?

Some conveyancing solicitors in Conisbrough carry out the legal work on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your quote sets out what you will be charged when your sale or purchase goes through.

Are there any other costs?

On top of the conveyancing fees you will also have to pay 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 property searches or TT fees.

See: A guide to all conveyancing fees

How much will the total Conisbrough solicitor conveyancing fees be?

Conveyancing solicitor fees in Conisbrough will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and Local Authority Search fees can vary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Conisbrough

Recent changes to the law mean that a seller must now disclose issues concerning their property.

It remains, however, the duty of a conveyancing solicitor in Conisbrough to investigate the property, and report back in detail to the buyer and the lender, make practical suggestions and make sure that the title is registered in the name of the new buyer.

The following examines those parts of the legal process for conveyancing solicitors in Conisbrough that warrant specialist knowledge.

Your Conisbrough conveyancing solicitor must be lender-approved

Before you appoint a conveyancing solicitor in Conisbrough, it is critical that you make sure that they are on the approved panel of your lender, whether you are taking out a mortgage from Barclays Bank, the Harpenden Building Society or any other lender.

Most mortgage lenders will only work with a select group (often referred to as a 'panel') of firms that meet strict criteria. If your solicitor cannot act for your lender, the lender will probably need a second legal firm to complete the legal work.

The purchaser will be expected to pay this substitute lawyer's costs, and the conveyancing process can take much longer.

Major delays can occur if you fail to check your conveyancing lawyer's lender panel status.

Our solicitors are on the panel of all mortgage providers.

Property Searches (Doncaster Metropolitan Borough Council)

Residential property searches are applied for by Conisbrough conveyancing solicitors to expose planning, development and environmental issues that could possibly undermine how much the property you are buying will be worth.

Searches are primarily performed to satisfy the conditions of the lender, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Purchasers will be told if your mortgage lender requires any further searches, for example a more detailed flood report or a more detailed plan search.

The average lead time for Local Authority searches provided by Doncaster Metropolitan Borough Council is 7 weeks, so your conveyancer will instead use a quicker local search agent.

Planning searches

Your conveyancing solicitor will also order office copies from HM Land Registry, helping to evidence any issues, for example outbuildings lying outside the boundary or that a restrictive covenant has been breached.

Doncaster Metropolitan Borough Council Council Tax

Doncaster Metropolitan Borough Council calculate your council tax based on a number of factors e.g. the location of the property and the value of the home as determined by the VOA in 1991. The occupier of a property in Band D, for example, would owe annual council tax of £1,556.

Conveyancing solicitors in Conisbrough will inform the purchaser of the home's tax band as soon as they are made aware.

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 £1,167.

Other discounts and exemptions could also apply, for example 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. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Doncaster Metropolitan Borough Council Tax (2018)
A £1,037
B £1,210
C £1,383
D £1,556
E £1,901
F £2,247
G £2,593
H £3,111

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, of which 10 resulted in a reduction. 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 Conisbrough properties

Given the complexity of the SDLT1 tax return form, only the initiated would attempt to complete and file this with HMRC (formerly Inland Revenue) without a conveyancing solicitor's help.

If a residential property is purchased for £125k or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See table below for Stamp Duty Land Tax examples for properties 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 Conisbrough

First-time buyer stamp duty relief is available on property purchases below £300,000. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the property is not rented out. So if a second property was bought for £159,561 then the stamp duty total will be £7,978.05.

Conveyancing solicitors in Conisbrough will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Conisbrough

New build site

Buying a leasehold home if you are unaware of the implications is ill-advised. The numerous common problems lying in wait for the unsuspecting purchaser can include:

  • absent freeholders
  • short leases
  • increasing ground rents
Bad or incomplete leasehold advice, from a conveyancer who has only ever handled freehold purchases, could have serious financial consequences.

If you intend to purchase a house or flat with a lease, a competent conveyancing solicitor in Conisbrough will consider possible leasehold issues, for example :

  • reviewing the lease itself
  • reviewing correspondence between the freeholder and leaseholder
  • service charges, ground rents and buildings insurance arrangements
  • proposed major works (Section 20 notices)
  • buildings insurance apportionments

Ensure that you are aware of all the potential issues and costs associated with the lease - Contact our leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Conisbrough?

New build site

147 brand new homes have been bought in Conisbrough in 2018 so far, according to HM Land Registry. The average value of Conisbrough new build homes is £194,695.

The legal work for buying a new build is frequently more involved than other types of conveyancing. To avoid potential problems a conveyancing solicitor in Conisbrough must be aware of local factors and needs to check numerous things, including checking the suitability of new build insurance and investigating issues with drains and roads that serve the property.

Our new build team specialise in meeting short developer deadlines and new build purchases.

South Yorkshire Conservation areas

Whether you are looking for a rural setting or Georgian architecture, purchasing property in a conservation area-protected street usually means that the local character will be preserved. However, conservation area conditions will affect your home.

Referred to as Article 4 directions, these building controls can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

The local planning authority (LPA) for Doncaster has designated conservation area status on certain areas of Conisbrough. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Conisbrough.

Conveyancing - Selling a property in Conisbrough

The conveyancing process on a sale of a home is less demanding than when buying. The buyer's conveyancer does an investigation on the property and its legal title. Conveyancing solicitors in Conisbrough acting for the vendor simply responds to enquiries made by the buyer's solicitor.

What could put the sale of your home at risk?

Properties will often come with a broad spectrum of issues (e.g. having previously suffered from a flood event) that can endanger the conveyancing process.

Property specialists will generally suggest to vendors that they tackle these issues head on.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold property is significantly more time-consuming compared to a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Conisbrough must undertake additional tasks, such as collating all relevant freeholder information, through to a copy of the lease.

To help mitigate the delays involved in selling a leasehold house or flat, it is highly recommended that you instruct a solicitor as soon as possible.

Can your conveyancing solicitors act for the buyer and the vendor of the same property?

Solicitors Regulation Authority rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

If you are buying or selling a property in Conisbrough, and a Quittance conveyancing solicitor is acting for the other side, you could instruct a property solicitor firm in Conisbrough to undertake your conveyancing.

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Conveyancing - Remortgaging a property in Conisbrough

By far the most common reason people remortgage a home is to get a lower interest rate. There are a number of other reasons to think about remortgaging, including moving to an offset mortgage, or extending the mortgage term.

You can benefit from a lower rate sooner with a more efficient conveyancing solicitor in Conisbrough, shortening the time the conveyancing takes. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.

The property lawyer will need to act for both you and the mortgage lender to confirm the change of lender is recorded at the Land Registry and the lender's investment is secured.

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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