Updated: October 12, 2018

Filey conveyancing solicitor fees

No Move, No Fee conveyancing in Filey

Conveyancing solicitor fees will be paid your Filey conveyancing solicitor for handling the legal work for your move.

Do Filey conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Filey who carry out the legal work on a fees per hour basis. Your conveyancing quote will explain what you will pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy checks or office copies.

See: How much should conveyancing fees cost?

How much will the total Filey solicitor conveyancing fees be?

Filey conveyancing fees will not vary. However, the costs of certain disbursements can vary. For example, additional region-specific searches, e.g. a commons registration search, may be needed and Local Authority Search fees can vary.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Filey

Purchase conveyancing will require a Filey conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title (e.g. adverse possession) to a flying freehold affecting the mortgageability of the home.

The buyer's solicitor will report their findings back to the purchaser, iron out any legal issues and make sure that the title is registered in the name of the new buyer.

This article examines the kinds of property that carry additional risk for buyers who need conveyancing solicitors in Filey.

Your Filey conveyancing solicitor must be lender-approved

Before selecting a conveyancing solicitor in Filey, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are getting a mortgage from New Street Mortgages, Halifax or any other lender.

Your solicitor may be unable to act for your chosen lender, because some mortgage lenders will only accept a select group (often referred to as a 'panel') of solicitors or licensed conveyancers.

Under these circumstances, the lender will require an alternative law firm to carry out the legal work, and you will then have to cover this substitute lawyer's costs. This means the transaction could be delayed.

Your property purchase could be threatened by failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing can perform the conveyancing for all banks and other lenders.

Searches (Scarborough Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Filey conveyancing solicitors to highlight issues affecting the home you want to buy.

Mortgage lenders will also require conveyancing search packs to be applied for. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - some Filey property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Further searches, such as a more detailed flood report or an energy search, may also be recommended in the standard searches.

The typical turnaround time for Residential property searches supplied by Scarborough Borough Council is 7 weeks, so your lawyer will advise using faster personal searches.

Planning searches

The buyer's conveyancing solicitor will obtain official entries from HM Land Registry, assisting with the identification of any planning issues. These issues could include a restrictive covenant against certain alterations or discrepancies with the filed plan.

Scarborough Borough Council Council Tax

The amount of council tax a homeowner in Filey will pay to Scarborough Borough Council will depend on the property's value and the number of residents. The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,601.

Filey conveyancing solicitors will inform a buyer of the property's tax band as soon as they are notified.

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 £1,201.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the resident is living in long term residential care. The Valuation Office Agency calculate bandings for new homes, and where the owner has requested a revaluation.

Band Scarborough Borough Council Tax (2018)
A £1,201
B £1,401
C £1,601
D £1,801
E £2,201
F £2,602
G £3,002
H £3,602

Can I dispute my council tax rate?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
King William House
Market Place
North Humberside

Stamp Duty on Filey properties

After a home sale has completed, the purchaser's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

The threshold for Stamp Duty Land Tax for a home is £125,000.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

This table sets out SDLT for typical property in Filey:

  Average selling price (2017) Stamp Duty Land Tax
Average price £165,664 £813.28
Average price (detached) £224,206 £1,984.12
Average new build £134,625 £192.50
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not rented out. E.g. if a second home was bought for £165,664 then the SDLT including the surcharge would be £8,283.20. .

Stamp duty relief for first-time buyers in Filey

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Conveyancing solicitors in Filey will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Filey

New build site

It can be costly to buy a leasehold house or flat without knowing what you are getting into. The numerous common problems awaiting an uninformed buyer can include:

  • ground rent multipliers
  • incomplete management company accounts
  • onerous covenants
Incomplete leasehold information, delivered by a conveyancer with little specialist experience, could lead to serious consequences.

A good conveyancing solicitor in Filey will consider possible leasehold issues, including :

  • checking the lease itself
  • dealing with freeholders and managing agents
  • service charges for relevant date periods
  • changes to the terms of the lease
  • share of freehold complexity

Make sure 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 Filey?

House under construction

Based on local data compiled by HM Land Registry, the average price for new builds in Filey is £134,625. 20 new build homes were purchased in Filey last year.

Purchasing a new build property is more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Filey must be aware of Filey-specific considerations and must consider a range of factors, like squaring developer incentives with lenders and negotiating new build contracts.

With our new build team, you will get an expert assessment of the legal title of the house or flat, with close attention paid to concerns ranging from problematic leasehold terms to possible freehold acquisition traps.

North Yorkshire Conservation areas

If you are intending to purchase a house in one of Filey's conservation areas, the property must be compliant with any local conservation area constraints. These building controls may include restrictions on the style and height of boundary walls, limitations on new outbuildings or restrictions on the display of advertisements.

If a property is in breach, the owner could be required to pay for the property to be changed back to the state it was in before the recent alterations, even if the previous owner was responsible for the changes.

Parts of Filey are within a conservation area governed by the Scarborough local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Filey.

Conveyancing - Selling a property in Filey

The legal work involved in a sale of a home is normally less troublesome than for a property purchase. During the sale of a house or flat, the responsibility lies with the purchaser to satisfy themselves that the legal title of the property is mortgageable and is (or can be) registered at the Land Registry.

Conversely, when selling, conveyancing solicitors in Filey acting for the current owner need only answer the buyer's solicitor's formal enquiries.

What factors could threaten your sale?

Issues, like having previously suffered from a flood event or being in an area threatened by local development, have the capacity to frustrate the conveyancing process if not handled appropriately.

It is almost always recommended that vendors handle such issues without delay.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat or house is much more technical than for a freehold house.

The complexities of leasehold mean conveyancing solicitors in Filey must carry out additional legal work, and this could include getting an up-to-date service charge statement or details of any deed of variation.

To accelerate the handling of the leasehold work, it is highly recommended that the vendor contacts leasehold-specialist property lawyer as soon as possible.

What if you are already acting for the other side?

SRA regulations ban the same solicitor from working on behalf of both sides in a property sale. Conveyancers who are regulated by the CLC, however, can act for both parties.

You may wish to contact a law firm in Filey to undertake your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Filey conveyancing solicitor directory

  • Birdsall & Snowball, 12 West Avenue, Filey, North Yorkshire, YO14 9AA
  • Thorpe & Co Limited, 10-12 Belle Vue Street, Filey, North Yorkshire, YO14 9HY

Conveyancing - Remortgaging a property in Filey

Although people consider remortgaging for a range of reasons, homeowners generally remortgage a home to secure a lower interest rate.

An efficient conveyancing solicitor in Filey can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can play a key role in securing the rate you want.

A property lawyer will represent both you and the new lender, in order to ensure the lender's interests are protected and the change of lender is recorded at the Land Registry.

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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