Updated: October 12, 2018

East Yorkshire conveyancing solicitor fees

No Move, No Fee conveyancing in East Yorkshire

Conveyancing solicitor fees are paid to conveyancing solicitors in East Yorkshire for the legal work for a home sale or purchase.

Are East Yorkshire conveyancing fees and costs fixed?

We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden extras, unlike some other conveyancing solicitors in East Yorkshire who offer services on an hourly rate. Your conveyancing quote sets out exactly what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor 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 managing agent information or Stamp Duty.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in East Yorkshire cost in total?

Conveyancing fees in East Yorkshire should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, e.g. a commons registration search, may be necessary and council search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard sale or purchase, what we quote is the fee you pay. 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 East Yorkshire

When carrying out the conveyancing for a homebuyer, a conveyancing solicitor in East Yorkshire will carry out due diligence on the title of the property and feed the results of their enquiries back to the buyer.

The buyer's property lawyer will make recommendations after making their enquiries, iron out any legal issues and ensure that the change of ownership is registered at the Land Registry.

This section considers the kinds of residential property that may be of interest to people searching for conveyancing solicitors in East Yorkshire for a purchase.

Your East Yorkshire conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a major lender such as Bank of Ireland, to a niche mortgage lender like Platform. Before instructing a East Yorkshire conveyancing solicitor, it is vital that you check that they can act on behalf of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies will only work with a restricted group of firms.

Under these circumstances, the lender will need a second solicitor firm to carry out the legal work, and you will be expected to pay this alternative solicitor's costs. This can push back the completion date of the purchase.

Long delays can arise if you do not check your conveyancer's lender panel status.

Our solicitors can perform the conveyancing for all lenders.

Searches (East Riding of Yorkshire Council)

Residential property searches are enquiries made by East Yorkshire conveyancing solicitors to give details about your new home.

Banks and building societies also need conveyancing search packs to be obtained. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
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 searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
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 made aware if your mortgage lender insists on any further searches, for example a highways authority search or a commons registration search.

Homebuyers should expect to wait up to 10 weeks for searches ordered from East Riding of Yorkshire Council. Your conveyancer will alternatively recommend using a faster search agent.

Ensuring planning permission is in place

Official Entries (or 'office copies') will also be ordered from the Land Registry by your conveyancing solicitor, helping to evidence any issues, such as neighbours' rights of access or a difference between the agent's floorplan and the title plan.

East Riding of Yorkshire Council Council Tax

The amount of council tax a homeowner in East Yorkshire will pay to East Riding of Yorkshire Council will depend on the property's value and the number of residents. E.g. the occupier of a Band B property in the East Riding of Yorkshire Council area would pay annual council tax of £1,351.

East Yorkshire conveyancing solicitors will inform the purchaser of the property'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 £1,013.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or for foreign language students. Newer homes are assessed by the Valuation Office Agency and allocated a 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

Could I be overpaying council tax?

The Valuation Office Agency should reassess a property's band on request. To challenge your banding contact:

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

Stamp Duty on East Yorkshire properties

If a residential property is purchased for £125,000 or less, no Stamp Duty Land Tax is payable. Above this, most homebuyers will need to pay Stamp Duty Land Tax.

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use case management software to ensure that SDLT is paid immediately after completion.

See stamp duty examples for homes in East Yorkshire:

  Average sale price (2017) Stamp Duty Land Tax
Average price £170,719 £914.38
Average price (detached) £248,912 £2,478.24
Average new build £220,521 £1,910.42
Higher rates of stamp duty apply to buyers of second residential property in the form of a higher SDLT rate of 3%. E.g. if a second property was bought for £170,719 then the stamp duty including the surcharge would be £8,535.95. .

Stamp duty relief for first-time buyers in East Yorkshire

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with reduced rates up to £500,000.

East Yorkshire conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in East Yorkshire

New build site

The risks of buying a leasehold house or flat in the UK are generally well known. There are any number of legal technicalities that could be awaiting an uninformed buyer, such as sinking fund issues and unreasonable ground rents.

Serious financial ramifications can result from a less-experienced lawyer's erroneous leasehold advice.

If you are planning to purchase a leasehold home, a good conveyancing solicitor in East Yorkshire will address aspects of leasehold, such as service charges for relevant date periods, unexpired lease terms and managing agent or landlord enquiries.

Ensure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitors.

Buying a 'New Build' property in East Yorkshire?

House under construction

According to data gathered by the Land Registry, the average cost of East Yorkshire new build properties is £220,521. 558 new builds were purchased in East Yorkshire last year.

A new-build conveyancing solicitor in East Yorkshire must be aware of both local considerations and the extra complexities associated with new build, like checking new build mortgage procedures are followed and ensuring that the contract is in the buyer's favour.

Our award-winning conveyancing team are experts in working to developer exchange timeframes and helping the buyer get the best possible purchase terms.

East Yorkshire conservation areas

Whether you enjoy Tudor-style or Edwardian architecture, moving into a conservation area-protected street usually means that the local character will be preserved. However, conservation area constraints will affect your home.

These building controls, called Article 4 Directions, can include restrictions on door and window styles, restrictions on the erection of outbuildings or general restrictions governing non-uniform additions or modifications.

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

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

Conveyancing - Selling a property in East Yorkshire

The conveyancing process on a sale of a house or flat is much easier than when buying. With a property purchase, caveat-emptor' means that the onus is on the buyer to ensure that the legal title of the property is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in East Yorkshire acting for the existing owner for the most part just answer the buyer's questions.

What factors could threaten your sale?

Issues, such as a solar panel 'rent a roof' scheme or restrictive covenants, can potentially frustrate the sale conveyancing process if left unresolved.

Don't put off finding a solution as it is highly unlikely that the problems won't be picked up. The best course of action is to speak to an expert and deal with it as early as possible.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is quite a lot more technical than for a freehold house.

Conveyancing solicitors in East Yorkshire will also perform extra work. This can involve contacting the freeholder for managing agent information, through to details of any disputes with the current leaseholder.

To accelerate the handling of the leasehold work, it is strongly advised that you contact a leasehold specialist as soon as possible, potentially before putting the property on the market,.

Can your conveyancing solicitors act for both sides?

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

If you are buying or selling a property in East Yorkshire, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may want to instruct a property solicitor firm in East Yorkshire to undertake your legal work.

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Conveyancing - Remortgaging a property in East Yorkshire

Benefitting from a lower interest rate to reduce monthly expenses is usually why homeowners opt to remortgage. There are other reasons, including moving to an offset mortgage, or consolidating loan repayments.

An efficient conveyancing solicitor in East Yorkshire will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when securing your preferred rate.

To make sure that the lender's investment is secured, a property lawyer will need to act for both you and the mortgage provider.

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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