Updated: October 12, 2018

Driffield conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Driffield

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Driffield for the legal work associated with moving home.

Do Driffield conveyancing solicitors work on a fixed fee basis?

We work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Driffield who offer services on an hourly rate. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any '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 local authority searches or landlord's notice fees.

See: Complete list of conveyancing fees

How much will conveyancing in Driffield cost in total?

Conveyancing solicitor fees in Driffield will not vary. However, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. a historic mining search, may be needed.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Driffield

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of a Driffield conveyancing solicitor to investigate the property, and feed the results of their enquiries back to the buyer, offer practical solutions and ensure that the change of ownership is registered at the Land Registry.

The following section examines the aspects of the legal process for conveyancing solicitors in Driffield that demand specialised skills.

Your Driffield conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from NatWest, Accord Mortgages or any other lender, before choosing a conveyancing solicitor in Driffield it is critical that you make sure that they can act for your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders are only prepared to work with a select panel of firms that have achieved certain benchmarks.

If that is the case, the lender will probably need an alternative solicitor firm to complete the legal work, and you will then have to cover this alternate lawyer's fees. This can mean the process takes much longer.

Significant delays can result from failing to confirm your solicitor's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Searches (East Riding of Yorkshire Council)

Property searches are applied for by Driffield conveyancing solicitors to expose any broader issues that might compromise how much your home is worth.

Searches are carried out primarily to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will notify you if your chosen lender insists on any further searches, e.g. a more detailed flood report or a contaminated land report.

The approximate delivery time for LA searches supplied by East Riding of Yorkshire Council is 10 weeks. Your lawyer could instead use faster personal searches.

Planning searches

The conveyancing solicitor acting for the buyer will obtain an Official Copy of the Title Register from HMLR, helping to evidence potential planning issues, for example errors on the title plan or restrictive covenants governing the use of the property.

East Riding of Yorkshire Council Council Tax

East Riding of Yorkshire Council calculate council tax on Driffield homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a residential property in the East Riding of Yorkshire Council area in Tax Band E would pay £2,123 per annum.

Conveyancing solicitors in Driffield will inform a purchaser of the home's tax band once this is confirmed by the searches.

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 may also apply, for example if the property is a second home then a 10% discount will be applied or if the property is armed forces accommodation. New build properties are assessed by the Valuation Office Agency and allocated a council tax band.

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

Can I appeal against my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 100 council tax challenges were made. 30 were approved and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Driffield properties

With some exceptions, if you buy a property over the £125k threshold you will have to pay stamp duty. Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical purchaser. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

Quittance Conveyancing's investment in the latest integrated case management system means that HMRC filing form rejections are a thing of the past.

The following table illustrates stamp duty examples for properties in Driffield:

  Average selling price (2017) SDLT
Average price £184,026 £1,180.52
Average price (detached) £253,235 £2,661.75
Average new build £216,944 £1,838.88
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if an existing homeowner bought a second property in Driffield for the average price of £184,026 the SDLT would be £9,201.30.

Stamp duty relief for first-time buyers in Driffield

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000.

Driffield conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Driffield

New build site

The drawbacks of leasehold property ownership are a source of concern for buyers of leasehold property. The many potential problems lying in wait for the unsuspecting purchaser include ground rent multipliers, unfair clauses in the lease and incomplete management company accounts.

Serious financial ramifications can result from a less-experienced conveyancing solicitor's misguided leasehold advice.

A specialist conveyancing solicitor in Driffield will investigate aspects of the leasehold purchase, for example managing agent practices, reviewing the lease itself (leases can be 10's or even 100's of years old) and sinking funds.

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

Buying a 'New Build' property in Driffield?

Building site

18 new build homes were purchased in Driffield last year, according to Her Majesty's Land Registry. The average price for Driffield new build properties is £216,944.

A new-build conveyancing solicitor in Driffield will need to be familiar with both local issues and the added complexities associated with new build, e.g. confirming Section 38 agreements, handling deposits and working with warranty providers, including NHBC Buildmark, LABC New Home Warranty and Castle.

Our expert new build team provide an accurate and truly impartial assessment of the legal status of the property, whilst being mindful of issues like unfair leasehold conditions and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in East Yorkshire

Whether you are going to buy a listed character property or a Tudor home, if the property is in a protected conservation area, any planned modifications to the property may not be allowed by the local authority.

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

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition on side or two-storey extensions

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Driffield.

Conveyancing - Selling a property in Driffield

The conveyancing process on a house sale is more straightforward than for a purchase. When property changes hands, the burden lies with the purchaser to confirm that the property's title is not legally defective.

Conversely, when selling, conveyancing solicitors in Driffield acting for the person selling for the most part just answer enquiries made on behalf of the buyer.

What could put the sale of your property at risk?

Homes can face many problems (for example a landlord dispute on a leasehold property) that can endanger the conveyancing process.

Property specialists will usually recommend to sellers that they tackle these issues head on.

Useful reading:

Read more sale conveyancing articles here.

Leasehold flats

The conveyancing process for a leasehold property is much more complicated in comparison with a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Driffield, which could include getting all relevant freeholder information or any details of rules covering common parts that are not contained in the lease.

It is strongly advised that you contact a leasehold-specialist lawyer as soon as is practicable to avoid undue delays.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both sides.

You can contact a property solicitor firm in Driffield to handle your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Driffield

People remortgage for a variety of reasons, for example the current mortgage deal coming to an end, or consolidating debts. The most common reason, however, is to secure a preferential rate.

A good conveyancing solicitor in Driffield can reduce the remortgage processing time, helping you get onto the lower rate earlier. With rate rises hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.

It is key that the property lawyer handling your remortgage can act for your preferred bank or building society. Our conveyancers are on the panel for all major lenders. So no matter whether you are moving to a flexible mortgage with the NatWest or to a capped-rate mortgage with the Swansea Building Society, 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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