Updated: October 12, 2018

Dewsbury conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Dewsbury

Conveyancing solicitor fees are paid conveyancing solicitors in Dewsbury for handling the legal work for your move.

Are Dewsbury conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Dewsbury who will work on an hourly rate. Your quote will explain what you will be charged when your house or flat sale completes.

What are disbursements?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

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. These include costs like managing agent information or Stamp Duty.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Dewsbury cost?

While conveyancing fees in Dewsbury will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flood plain search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, 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 delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Dewsbury

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of property law in England and Wales. Since 2013, this maxim no longer applies, however, a purchaser must still carry out due diligence on a planned purchase.

The conveyancing solicitor in Dewsbury will make recommendations following their enquiries, deal with any legal issues and confirm that the Land Registry's record of the property is updated.

The following considers those areas of the buying process for conveyancing solicitors in Dewsbury needing specialist legal knowledge.

Your Dewsbury conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a niche lender like Secure Trust, to a large lender such as Bank of Ireland. Before instructing a Dewsbury conveyancing solicitor, whoever you choose, it is critical that you make sure that they can act in the interests of your lender.

Your conveyancer may be unable to act for your lender, because some mortgage lenders are only happy to work with a restricted panel of firms that meet strict criteria.

If this is the case, the lender will need a second solicitor firm to complete the legal work, and you will usually need to pay this second lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.

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

Quittance Conveyancing are approved members of all lender panels.

Kirklees Metropolitan Borough Council searches and other searches

Property searches are enquiries made by Dewsbury conveyancing solicitors to identify issues affecting your new home. They include:

SearchDescription
Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

You will be notified if your chosen lender wants any additional searches, for example a more detailed flood report or a geological search.

Purchasers can expect to wait around 4 weeks for property searches obtained from Kirklees Metropolitan Borough Council. Your solicitor will instead apply for personal searches, which are usually faster.

Checking planning status

The conveyancing solicitor acting for the buyer will request official entries from HMLR, helping to evidence any issues. Examples of these include discrepancies with the filed plan or the breach of a restrictive covenant.

Kirklees Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various criteria that include the number of occupants and the value of the home as determined by the VOA in 1991. For instance for an average Tax Band D home in Dewsbury, the amount payable would be £1,698 per year.

A conveyancing solicitor in Dewsbury will inform a purchaser of the home's tax band once this is confirmed by the searches.

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. a 10% discount for second homes or if the property is armed forces accommodation. New build property is assessed by the Valuation Office Agency and allocated a council tax band.

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

Can I challenge my valuation?

To challenge your banding contact:

Valuation Office Agency
Ramsden House
83-101 New St
Huddersfield
HD1 2UU
West Yorkshire

In 2016/17, 130 council tax challenges were made. 70 were upheld and refunds awarded.

Stamp Duty on Dewsbury properties

Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

Stamp Duty Land Tax will almost always need to be paid if the house being purchased is valued at over £125,000.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See Stamp Duty Land Tax examples for homes in Dewsbury:

  Average selling price (2017) Stamp Duty
Average price £132,838 £156.76
Average price (detached) £216,572 £1,831.44
Average new build £194,776 £1,395.52
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Dewsbury for the average price of £132,838 the SDLT would be £6,641.90.

Stamp duty relief for first-time buyers in Dewsbury

In 2017, the Government announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000.

Conveyancing solicitors in Dewsbury will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Dewsbury

New build site

It can be costly to buy a leasehold house or flat if you are unaware of the implications. Numerous technical obstacles may be awaiting an uninformed buyer, including doubling ground rents and undisclosed major works.

Severe consequences can result from an inexperienced property lawyer's inaccurate leasehold advice.

If you intend to purchase a house or flat with a lease, a good conveyancing solicitor in Dewsbury will address aspects of leasehold, e.g. sometimes ancient and arcane lease documents, managing agent practices and annual statements of account and budgets for service charges.

Make sure that you are fully-informed regarding your decision to buy a leasehold property - Speak to Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Dewsbury?

New build building site

The average value of new build property in Dewsbury is £122,498. 1 new build properties have been bought in Dewsbury in 2018 so far.

A new-build conveyancing solicitor in Dewsbury will need to be aware of local Dewsbury factors and the specific issues associated with new build, such as administering Help to Buy purchases and handling equity loan schemes.

With Quittance Conveyancing, you will get an impartial appraisal of the property's legal status, looking out for issues like onerous leasehold conditions and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

West Yorkshire Conservation areas

Moving into a conservation area can ensure that the neighbourhood is protected from noticeable change. However, conservation area constraints will affect your property.

Referred to as Article 4 directions, these conditions may include:

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

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

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

Conveyancing - Selling a property in Dewsbury

Conveyancing for a sale of a house or flat is less complicated than for a purchase. The purchaser will carry out a thorough legal appraisal into the property. In contrast, conveyancing solicitors in Dewsbury acting for the vendor mostly just collates requested paperwork (e.g. warranties and certificates) and responds to enquiries made by the buyer's solicitor .

What could jeopardise the sale of your property?

Obstacles, like having a defective lease, can endanger the sale process if they are ignored.

It is almost always recommended that sellers handle such issues as soon as they come to light.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat (leasehold houses are not common) is much more technical than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Dewsbury must carry out extra work, such as obtaining all relevant freeholder information, through to a copy of the building's asbestos survey (if required).

It is recommended that the vendor contacts a leasehold-specialist conveyancer as early in the process as possible, and ideally before going on the market, to reduce delays.

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

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from acting on both sides in a house sale.

You could contact a local Dewsbury conveyancing solicitor firm to handle your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Dewsbury conveyancing solicitor directory

  • Fusion Housing Ltd, Floor 2, Empire House, Wakefield Old Road, Dewsbury, West Yorkshire, WF12 8DJ
  • Ashmans Solicitors Ltd, 26 Market Place, Dewsbury, West Yorkshire, WF13 1DQ
  • Disken & Co, 20 Bond Street, Dewsbury, West Yorkshire, WF13 1AT
  • Greenstone Solicitors Limited, First Floor, 48 Daisy Hill, Dewsbury, West Yorkshire, WF13 1LH
  • Kingswell Watts Solicitors Limited, Church Street, Dewsbury, West Yorkshire, WF13 1JX

Conveyancing - Remortgaging a property in Dewsbury

The most common reason homeowners remortgage a home is simply to get a better rate. There are a number of other reasons to remortgage, for example moving from a standard variable rate (SVR) to a fixed-rate, or releasing funds to help pay for home improvements.

An efficient conveyancing solicitor in Dewsbury will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the future of interest rates uncertain, fast conveyancing can be a key consideration when securing your preferred rate.

The property lawyer will act for both you and the new lender to ensure the parties' interests are protected.

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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