Updated: October 12, 2018

Elland conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Elland

Conveyancing solicitor fees are paid to your Elland conveyancing solicitor for the legal work associated with buying or selling a property.

Are Elland conveyancing fees and costs fixed?

Some conveyancing solicitors in Elland carry out the legal work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no unexpected, additional costs. Your quote explains all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax (SDLT) or indemnity insurance.

See: A guide to all conveyancing fees

How much will the total Elland solicitor conveyancing fees be?

Whilst conveyancing fees in Elland will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, e.g. a commons registration search, may be needed and Local Authority Search fees can vary.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden costs. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Elland

In carrying out the legal work for a property purchase, the Elland conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

Following their enquiries the solicitor will give advice and will assist in resolving any issues and register the title in the new owner's name.

The following examines the aspects of the legal process for conveyancing solicitors in Elland requiring specialist legal knowledge.

Your Elland conveyancing solicitor must be lender-approved

Before selecting a Elland conveyancing solicitor, it is vital that you check that they can act for your lender, whether you are getting a mortgage from Paratus AMC, TSB or any other lender.

Your solicitor may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders are only happy to work with a restricted panel of solicitors or licensed conveyancers.

If this is the case, the lender will need an alternative solicitor firm to act in their interests, and you will usually need to pay this substitute lawyer's costs. Resulting delays can jeopardise the whole purchase.

Neglecting to check your lawyer's lender panel status could jeopardise the sale.

Our solicitors can carry out the legal work for all major and minor mortgage lenders.

Leeds City Council searches and other searches

Residential property searches are questions asked of various bodies by Elland conveyancing solicitors to help uncover relevant information about the home you want to buy.

Banks and building societies almost always need specific searches to be carried out. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately 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.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Elland properties for local parish repairs.

More specific searches, such as a tin mining search or a mining search, may also be referred to subject to the outcome of the initial searches.

Leeds City Council has a typical lead time of 4 weeks for searches, so your conveyancer will recommend using a faster search agent.

Planning searches

The buyer's conveyancing solicitor will apply for office copies from the Land Registry, helping to identify potential planning issues, such as outbuildings lying outside the boundary or the breach of a restrictive covenant.

Leeds City Council Council Tax

Leeds City Council calculate council tax on Elland homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance the occupier of a Valuation Band D residential property in the Leeds City Council area would pay annual council tax of £1,574.

A conveyancing solicitor in Elland will inform the buyer of the property's 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 £1,181.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if the property is occupied by someone who is seriously mentally impaired. The Valuation Office Agency calculate bands for new build properties, and where the owner has requested a revaluation.

Band Leeds City Council Tax (2018)
A £1,049
B £1,224
C £1,399
D £1,574
E £1,924
F £2,274
G £2,624
H £3,148

Can I dispute my band?

In the 2016/17 financial year, 100 council tax challenges were made, and 40 were upheld and refunds awarded. To appeal contact:

Valuation Office Agency
Castle House
31 Lisbon St
West Yorkshire

Stamp Duty on Elland properties

The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

If you are buying a house that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical Elland properties:

  Average selling price (2017) SDLT
Average price £128,870 £77.40
Average price (detached) £275,944 £3,797.20
Average new build £196,218 £1,424.36
Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. So if a second home was bought for £128,870 then the stamp duty total will be £6,443.50.

Stamp duty relief for first-time buyers in Elland

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Conveyancing solicitors in Elland should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Elland

New build site

It can be costly to buy a leasehold home without knowing what you are getting into. The many potential problems lying in wait for an uninformed purchaser could include:

  • ground rent multipliers
  • onerous clauses in the lease
  • unreasonable managing agent fees
  • unfair developer practices
Poor leasehold guidance, from a conveyancer who has only ever worked on freehold transactions, could have serious financial consequences.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Elland will consider possible leasehold issues, e.g. :

  • reviewing the lease itself (some leases are over 100 years old)
  • reviewing correspondence between the freeholder and leaseholder
  • annual statements of account and budgets for service charges
  • residents? management company
  • residents' memoranda and articles of association

Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Elland?

House under construction

According to data compiled by the Land Registry, 14 newly-constructed homes were purchased in Elland last year. The average price for a new build home in Elland is £196,218.

The legal work for acquiring a new build can be more involved than any other type of conveyancing. To avoid potential problems a conveyancing solicitor in Elland must be conscious of both region-specific factors and also will need to report to clients on a number of issues, like handling equity loan schemes and checking that any contracts allow for future 'common parts' maintenance.

Our new build team specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in County Durham

Your conveyancing solicitor will need to check whether the home you are buying is in a conservation area in Elland. If it is, the house is affected by restrictions. These building controls can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

The local council can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Elland.

Conveyancing - Selling a property in Elland

The legal process for a sale of a home is simpler than for a purchase. The purchaser undertakes a comprehensive legal review into the property and its legal title. Conveyancing solicitors in Elland acting for the seller, however, essentially just collects all documents and information relating to the property and answers the buyer's questions .

What could put your property sale at risk?

A home will often come with legal problems (e.g. not having appropriate warranties) that can slow or frustrate the conveyancing process.

Property experts almost always advise that sellers handle these issues without delay.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more time-consuming than for a freehold house.

Elland conveyancing solicitors will also carry out additional work, and this could include requesting an up-to-date service charge statement, through to details of the length of leases of other flats in the block.

Given the complexities of leasehold property, it is recommended that you instruct a leasehold specialist as early in the process as possible, ideally before putting the property on the market,.

What if Quittance conveyancers are acting for the other side?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules prevent the same solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a house or flat in Elland, and we are acting for the other side, you may wish to contact a law firm in Elland to carry out your legal work.

Local Elland conveyancing solicitor directory

  • Ramsdens Solicitors LLP, 94-96 Southgate, Elland, West Yorkshire, HX5 0ET

Conveyancing - Remortgaging a property in Elland

Benefitting from a lower rate to reduce monthly expenses is generally why people change lenders. There are other reasons, for example fixing the mortgage on a new discounted rate, or consolidating debts.

A proactive conveyancing solicitor in Elland can reduce the remortgage processing time, and move you to the better rate sooner. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

It is key that the property lawyer handling your remortgage can act on behalf of your new mortgage provider. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are changing to a 95% mortgage with Britannia or to a capped-rate mortgage with the Yorkshire Building Society, our remortgage team can assist.

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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