Updated: October 12, 2018

Doncaster conveyancing solicitor fees

No Move, No Fee conveyancing in Doncaster

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Doncaster for the legal work for a home sale or purchase.

Do Doncaster conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Doncaster will work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your conveyancing quote will explain exactly 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 need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as indemnity insurance or bankruptcy searches.

See: Complete list of conveyancing fees

How much will conveyancing in Doncaster cost in total?

Though conveyancing fees in Doncaster will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, e.g. utilities searches, may be needed and Local Authority (LA) Search fees will vary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Doncaster

Historically part of the West Riding of Yorkshire, the market town of Doncaster lies to the north-east of Sheffield, in South Yorkshire. Doncaster's geographical position with water and rail links enabled it to develop as a busy industrial centre, attracting large numbers of workers in the 19th century.

Doncaster's green spaces (there are around 60 woods and country parks all easily accessible from the centre), good transport links and regeneration plans are attracting new residents in search of affordable housing. The town has a good stock of Victorian and Edwardian housing, some divided into apartments near to the centre, and there are new-build developments in the surrounding suburbs.

Conveyancing for purchasers

Purchase conveyancing will need a Doncaster conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. no 'absolute' title) to issues impacting on the future saleability of the home.

The solicitor will feed the results of their enquiries back to the purchaser and their lender, solve outstanding issues and confirm that the Land Registry's record of the property is updated.

The content below discusses elements of the legal process for conveyancing solicitors in Doncaster that require specialist knowledge.

Your Doncaster conveyancing solicitor must be lender-approved

Before you appoint a Doncaster conveyancing solicitor, it is very important that you make sure that they are on the approved panel of your lender, whether you are taking out a mortgage from Ahli United Bank, Halifax or any other lender.

Most mortgage lenders will only accept a select group (often referred to as a 'panel') of solicitors or licensed conveyancers that meet stringent standards. If a conveyancer is not on the panel of your lender, the lender will probably require a different firm to act in their interests.

You will be expected to pay this alternate solicitor's costs, and weeks could be added to the conveyancing process.

The conveyancing process could be jeopardised by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing can act for all banks and other lenders.

Searches (Doncaster Metropolitan Borough Council)

Searches are carried out by Doncaster conveyancing solicitors to help spot any significant issues that might possibly affect how much your home will be worth.

Searches are firstly carried out to satisfy mortgage conditions. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a tin mining search or a mining search, may also be referred to in the initial LA and Environmental searches.

Property purchasers could experience a delay of approximately 7 weeks for LA searches supplied by Doncaster Metropolitan Borough Council, so your solicitor will instead order faster regulated searches.

Planning searches

The buyer's conveyancing solicitor will source office copies from HM Land Registry, helping to evidence any issues, such as errors on the title plan or restrictions that limit alterations.

Doncaster Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various factors such as the square footage of the property and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). E.g. for an average Band C home in Doncaster, the amount due would be £1,383 per year.

A conveyancing solicitor in Doncaster will inform a buyer of the property's tax band once they are made aware.

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 £1,037.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where an inhabitant is an 18 year old for whom child benefit is payable.

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

Could I be overpaying council tax?

The Valuation Office Agency should reassess a property's band on request. 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 Doncaster properties

Stamp duty is paid to HM Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

The threshold for SDLT for a home is £125k.

Quittance is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.

See SDLT examples for homes in Doncaster:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £139,672 £293.44
Average price (detached) £225,818 £2,016.36
Average new build £206,992 £1,639.84

Stamp duty relief for first-time buyers in Doncaster

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas. If you are buying a second home for over £40,000 then you will have to pay an SDLT surcharge of 3%. E.g. if a second home was bought for £139,672 then the stamp duty including the surcharge would be £6,983.60. .

Conveyancing solicitors in Doncaster will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Doncaster

New build site

It can be risky to buy a leasehold house or flat if you are unaware of the implications. Numerous legal issues could be awaiting the unsuspecting purchaser, including:

  • restrictions on the use of the property
  • doubling ground rents
  • unpaid service charges by the existing leaseholder
  • unreasonable lease extension premiums
Severe consequences can result from an inexperienced property lawyer's bad leasehold advice.

A expert conveyancing solicitor in Doncaster will investigate aspects of the leasehold purchase, for example annual statements of account and budgets for service charges, flats in the same block with disparity between their leases and dealing with freeholders and managing agents.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's leasehold conveyancing solicitors.

Buying a 'New Build' property in Doncaster?

House being built

According to data sourced by the Land Registry, 22 new build properties have been bought in Doncaster in 2018 so far. The average purchase price of new build homes in Doncaster is £206,992.

Acquiring a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a Doncaster conveyancing solicitor must be conscious of both region-specific issues and also will need to investigate several key factors, such as dealing with fast exchange timeframes and negotiating new build contracts.

Our expert new build team provide an expert assessment of the legal title of the property, scrutinising contract concerns ranging from the home's future mortgageability to possible freehold acquisition traps.

Conservation areas

Whether you are purchasing an 18th century stone cottage or an Edwardian house, if the property is in a designated conservation area, your plans to alter the property may not be accepted by Doncaster Metropolitan Borough Council.

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

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits on extensions (even if within Permitted Development rights)

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Doncaster conservation areas include Burghwallis, Doncaster - Market Place and Hooton Pagnell. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Doncaster's conservation areas.

Conveyancing - Selling a property in Doncaster

The legal side of a sale of a home is less demanding than when purchasing. During the sale of a house or flat, the onus is solely on the buyer to make sure that the title of the property is legally sound.

Conversely, with a sale, conveyancing solicitors in Doncaster acting for the person selling effectively just answer questions set by the buyer's conveyancing solicitor.

How to reduce the risk of an abortive sale

Homes can be burdened by a range of possible complications (such as excessive service charges or not being connected to the water mains) which may prolong your home move.

You shouldn't ignore this, hoping the issue will fix itself, instead get professional advice, square up to the issue(s), and find a solution at the earliest stage.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold

Conveyancing for a leasehold flat (houses are rarely leasehold) is a great deal more involved than for a freehold property.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Doncaster, for example requesting an up-to-date service charge statement, through to details of any consents for alterations.

To help mitigate the delays involved in selling a leasehold property, it is strongly advised that the vendor contact a solicitor as soon as possible.

Can Quittance conveyancers act for both parties?

SRA rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase. However, CLC-regulated conveyancers, can act for both parties.

You could contact a law firm in Doncaster to carry out your legal work, if a Quittance conveyancing solicitor is doing the legal work for the other side.

Local Doncaster conveyancing solicitor directory

  • Atherton Godfrey LLP, 8 Hall Gate, Doncaster, South Yorkshire, DN1 3LU
  • Bridge Sanderson Munro, 55 Hall Gate, Doncaster, South Yorkshire, DN1 3PD
  • Doncaster Childrens Services Trust Limited, The Blue Building, 38-40 High Street, Doncaster, South Yorkshire, DN1 1DE
  • Malcolm C.Foy & Co Limited, 51 Hall Gate, Doncaster, South Yorkshire, DN1 3PB
  • Foys Solicitors, Kingsgate House, Kingsgate, Waterdale, Doncaster, South Yorkshire, DN1 3JZ

Conveyancing - Remortgaging a property in Doncaster

The most common reason people remortgage their home is simply to get a better rate. There are any number of other reasons to switch lenders or mortgage deals, such as wanting to overpay when the lender refuses, or consolidating debts.

A proactive conveyancing solicitor in Doncaster will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

To make sure that the interests of the lender are protected, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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