Updated: October 12, 2018

Cottingham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cottingham

Conveyancing solicitor fees are paid conveyancing solicitors in Cottingham for carrying out the legal work for a property transaction.

Do Cottingham conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Cottingham will work on a price per hour basis. Our solicitors work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote will set out exactly what you will need to pay when your sale or purchase goes through.

What are disbursements?

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, such as local authority searches or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total Cottingham solicitor conveyancing fees be?

Although conveyancing fees in Cottingham will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. utilities searches, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Cottingham

Recent changes to the law mean that a seller must reveal any issues concerning their property.

It remains, however, the duty of the conveyancing solicitor in Cottingham to make enquiries about the property, report back to the buyer and the lender, iron out any legal issues and register the new owner's title at the Land Registry.

The following section examines those parts of the buying process for conveyancing solicitors in Cottingham that need specialist knowledge.

Your Cottingham conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche mortgage lender like the Furness Building Society or a large lender such as RBS, before you choose a Cottingham conveyancing solicitor it is essential that you check that they can act on behalf of your chosen lender.

Many banks and building societies will only accept a restricted list (called a 'lender panel') of firms. If a conveyancer cannot act for your chosen lender, the lender will need a different legal firm to complete the legal work.

The borrower will usually need to pay this alternate lawyer's fees and significant delays to your move could occur.

Failing to check the lender panel membership of your property solicitor can result in significant delays.

Quittance Conveyancing are approved members of all lender panels.

Conveyancing Searches (East Riding of Yorkshire Council)

Property searches are enquiries made of public bodies by Cottingham conveyancing solicitors to give details about the property being purchased.

Mortgagees also need certain searches to be submitted. Required searches will include:

  • Local Authority (LA) search - contains information about the property and surrounding area held by East Riding of Yorkshire Council
  • 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 water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

You will be told if your mortgage lender insists on any additional searches, such as a highways authority search or a mining search.

The typical delivery time for Residential property searches supplied by East Riding of Yorkshire Council is 10 weeks. A local search provider will be able to provide this information faster.

Planning issues

Official Entries (or 'office copies') will also be applied for from the Land Registry by your conveyancing solicitor. This will help to reveal potential planning issues, for example a difference between the agent's floorplan and the title plan or restrictions that limit alterations.

East Riding of Yorkshire Council Council Tax

The council tax paid by a homeowner is based on various factors including the square footage of the property and the value of the home as determined by the VOA in 1991. For instance for an average Band E residential property in Cottingham, the council tax due would be £2,123.

Conveyancing solicitors in Cottingham will inform a buyer 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 reduces the tax due to 75% which would equal £1,592.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where the property was left empty by a bankrupt person. The Valuation Office Agency assign bandings for newly-constructed property, and where the owner has requested a revaluation.

Band East Riding of Yorkshire Council Tax (2018)
A £1,158
B £1,351
C £1,544
D £1,737
E £2,123
F £2,509
G £2,895
H £3,474

What to do if you suspect your new home is incorrectly valued

To appeal contact:

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Cottingham properties

Steep fines await those who miss the stamp duty payment deadline. If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay stamp duty.

Quittance's online case management system integrates with electronic filing gateway to ensure that the stamp duty is settled quickly and accurately.

See Stamp Duty Land Tax examples for properties in Cottingham:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £254,718 £2,735.90
Average price (detached) £312,062 £5,603.10
Average new build £152,498 £549.96
Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not let out. Therefore, if a homeowner in Cottingham bought a second home for the average price of £254,718 the SDLT would be £20,377.44.

Stamp duty relief for first-time buyers in Cottingham

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Cottingham will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Cottingham

New build site

It is not recommended to buy a leasehold home if you don't know what you are getting into. The many potential traps lying in wait for the unsuspecting purchaser include:

  • short leases
  • sinking fund issues
  • restrictions on the use of the property
  • ground rent multipliers
Erroneous leasehold advice, from a conveyancing solicitor who has only ever worked on freehold transactions, could have serious financial implications.

A competent conveyancing solicitor in Cottingham will address aspects of leasehold, including :

  • reviewing the lease itself (many leases are decades old)
  • service charge records from the last three years
  • dealing with freeholders and managing agents
  • freeholder granted consents under the lease
  • residents? management company

Quittance Conveyancing's 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 Cottingham?

House under construction

Based on local data compiled by Her Majesty's Land Registry, the average cost of a new build home in Cottingham is £152,498. 2 new build homes have been bought in Cottingham in 2018 so far.

Acquiring a new build can be more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Cottingham must be aware of Cottingham-specific considerations and needs to consider a range of factors, including dealing with lender conditions and administering Help to Buy purchases.

Our expert new build team provide an independent appraisal of the legal status of the property, scrutinising contract issues like the home's subsequent mortgageability and possible freehold acquisition traps.

East Yorkshire Conservation areas

If you are intending to buy a house in one of Cottingham's conservation areas, the property must be compliant with any local conservation area conditions. These restrictions, referred to as Article 4 Directions, may include:

  • Limits on the use of non-traditional building materials
  • A ban on uPVC window frames
  • Restrictions on outbuildings and extensions

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Cottingham's conservation areas.

Conveyancing - Selling a property in Cottingham

Conveyancing for a sale of a house or flat is less complicated than for a property purchase. For a house purchase, the obligation is solely on the buyer to validate that the house or flat does not have any legal issues.

With a sale, conveyancing solicitors in Cottingham acting for the seller effectively just answer the purchaser's enquiries.

What could jeopardise the sale of your home?

Properties will frequently have a broad spectrum of possible issues (for example not having appropriate warranties) that might frustrate a purchase for weeks (or worse).

It is usually a good idea for sellers to handle such issues without delay.

Further reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is much more complex than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Cottingham will need to conduct additional legal work. This can involve sourcing an up-to-date service charge statement, through to any details of any ongoing enfranchisement process.

To reduce leasehold-related delays, it is highly recommended that you instruct a conveyancer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for the buyer and the seller of the same house?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a property sale.

You may wish to contact a law firm in Cottingham to undertake your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Cottingham

The main reason people remortgage a home is to reduce the monthly repayments. There are also a number of other reasons to think about remortgaging, including moving to an offset mortgage, or releasing equity.

You can enjoy the benefits of a lower rate sooner by using a more proactive conveyancing solicitor in Cottingham, working to reduce the processing time of the legal work. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

Your property lawyer should also be able to act for the new bank or building society. Quittance Conveyancing are on all major UK lenders' panels, so no matter whether you are moving to a variable-rate with the Halifax or to a fixed-rate mortgage with the Allied Irish Bank, our remortgage specialists 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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