Updated: October 12, 2018

Garforth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Garforth

Conveyancing solicitor fees are the amounts you pay to your Garforth conveyancing solicitor for the legal work involved in moving home.

Are Garforth conveyancing fees and costs fixed?

Our conveyancers work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Garforth who carry out the legal work on an hourly-rate basis. Your quote explains all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as HMLR fees or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Garforth solicitor conveyancing fees be?

Though conveyancing fees in Garforth will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, e.g. a Coal Authority search, may be necessary.

For a standard conveyancing transaction, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. 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 Garforth

The conveyancing for a property purchase needs a conveyancing solicitor in Garforth to consider a wide range of issues. Examples of such issues are problems with the property's title and factors affecting the mortgageability (e.g. structural defects).

The buyer's solicitor will report their findings back to the buyer and the lender (where there is a mortgage), offer practical solutions and register the new owner's title at the Land Registry.

This section of the article provides useful advice for people who want conveyancing solicitors in Garforth for a purchase.

Your Garforth conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like the Scottish Building Society or a less common lender such as the Dudley Building Society, before you choose a conveyancing solicitor in Garforth it is paramount that you confirm that they are on the panel of your chosen lender.

Your lawyer may be unable to act for your chosen lender, because some lenders are only happy to work with a restricted panel of solicitors or licensed conveyancers that pass strict standards.

Under these circumstances, the lender will need an alternative legal firm to act in their interests, and you will then have to cover this alternate solicitor's costs. Resulting delays can jeopardise the whole purchase.

Serious delays can be caused by failing to check your lawyer's lender panel status.

Our solicitors can act on behalf of all banks and building societies.

Leeds City Council searches

Property searches are enquiries made of various authorities by Garforth conveyancing solicitors to help uncover relevant information about the property being purchased.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Homebuyers will be made aware if your lender wants any more searches, e.g. a highways search or a disadvantaged area search.

Buyers could experience a delay of approximately 4 weeks for Residential property searches provided by Leeds City Council, so your solicitor will instead apply for quicker personal searches.

Planning documents

Official Entries will also be applied for from HMLR by the buyer's conveyancing solicitor, assisting with the identification of planning issues. These issues could include errors on the title plan or that a restrictive covenant has been breached.

Leeds City Council Council Tax

The amount of council tax a homeowner in Garforth will pay to Leeds City Council will depend on the property's value and the number of residents. The occupier of a property in Band D, for example, would owe annual council tax of £1,574.

A conveyancing solicitor in Garforth will inform a purchaser of the home's tax band after 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 £1,181.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student.

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

Could you be overpaying?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 100 council tax challenges were made, and 40 were upheld and refunds awarded. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Castle House
31 Lisbon St
West Yorkshire

Stamp Duty on Garforth properties

With some exceptions, if you buy a property over the £125k threshold you will have to pay SDLT. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See examples for average West Yorkshire properties:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £174,043 £980.86
Average price (detached) £305,345 £5,267.25
Average new build £243,458 £2,369.16
Homeowners must pay a higher rate of SDLT when buying a second home. So if a second home was bought for £174,043 then the SDLT total will be £8,702.15.

Stamp duty relief for first-time buyers in Garforth

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

Garforth conveyancing solicitors will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Garforth

New build site

Purchasing a leasehold home is not as straightforward as purchasing a freehold property. The numerous common problems lying in wait for the unsuspecting buyer can include unreasonable lease extension premiums, doubling ground rents and sub-letting restrictions.

Severe consequences can result from an inexperienced solicitor's bad leasehold advice.

If you intend to purchase a leasehold property, a competent conveyancing solicitor in Garforth will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (some documents can be centuries old)
  • service charges and whether they have been collected
  • managing agent or landlord enquiries
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Garforth?

House being built

According to data sourced by the Land Registry, 148 new builds have been bought in Garforth in 2018 so far. The average value of a new build property in Garforth is £243,458.

A new-build conveyancing solicitor in Garforth needs to be conscious of local issues and the extra complexities of new build, including dealing with incomplete service connection agreements and handling the uncertainties of buying off plan.

Our award-winning new build conveyancing team are specialists in working to tight developer deadlines and ensuring that new build contracts favour the client as much as possible.

West Yorkshire Conservation areas

Your conveyancing solicitor will check if the residential property you are planning to buy is in one of Garforth's conservation areas. If it is, the home is affected by restrictions. These building controls, called Article 4 Directions, could include anything from restrictions affecting frontal additions to the property such as a porch, to restrictions on the addition of cladding.

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 Garforth.

Conveyancing - Selling a property in Garforth

The conveyancing process on a sale of a house or flat is normally less troublesome than for a purchase. The buyer's conveyancing solicitor has to carry out extensive due diligence on your home, whilst conveyancing solicitors in Garforth acting for the vendor effectively just replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

A home can face possible difficulties (such as not having appropriate warranties) which may frustrate the conveyancing process.

In general, it is advisable for sellers to tackle any such problems head on.

Useful reading:

For more conveyancing advice for sellers click here.


The conveyancing process for a leasehold flat (leasehold houses are rare) is quite a lot more complicated compared to a freehold house.

Garforth conveyancing solicitors must usually carry out further legal work, such as sourcing an up-to-date service charge statement, through to any details of any ongoing enfranchisement process.

Given the complexities of leasehold property, it is strongly advised that you contact a property lawyer with leasehold experience as soon as possible.

What if Quittance conveyancers are acting for the other side?

SRA rules ban the same conveyancing solicitor from acting on both sides in a house sale. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

You could instruct a property solicitor firm in Garforth to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Garforth conveyancing solicitor directory

  • Emsleys Solicitors Limited, 6 Main Street, Garforth, Leeds, West Yorkshire, LS25 1EZ
  • Ison Harrison Limited, 29 Main Street, Garforth, Leeds, LS25 1DS

Conveyancing - Remortgaging a property in Garforth

People remortgage for a number of reasons, including consolidating loan repayments, or the current mortgage deal coming to an end. The most common reason, however, is to get a better interest rate.

An efficient conveyancing solicitor in Garforth can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer conducting the legal work must also be able to act on behalf of your chosen lender. Our conveyancers are on the panel for all major lenders, so no matter whether you are switching to a fixed-rate mortgage with RBS or to a fixed-rate mortgage with the Chelsea Building Society, we 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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