Updated: October 12, 2018

Goole conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Goole

Conveyancing solicitor fees are the charges you pay to your Goole conveyancing solicitor for the legal work associated with buying or selling a property.

Do Goole conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Goole will work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Sale, No Fee basis, with no hidden fees. Your conveyancing quote sets out all fees and other costs you will be charged when your sale or purchase completes.

Are there any other costs?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like managing agent fees or Stamp Duty Land Tax.

See: A guide to all conveyancing fees

How much will the total Goole solicitor conveyancing fees be?

Conveyancing fees in Goole will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, such as a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For standard conveyancing transactions, the fees we quote are the fees you pay. 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 Goole

In carrying out the legal work for a homebuyer, a conveyancing solicitor in Goole will carry out due diligence on the tenure and investigate the property's title and make their "report on title".

Once their enquiries are complete the solicitor will give advice and will find solutions to outstanding defects and other issues and confirm that the Land Registry's record of the property is updated.

The following section discusses elements of the buying process for conveyancing solicitors in Goole where greater expertise is required.

Your Goole conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche mortgage lender like St James Place Bank or a large lender such as the Royal Bank of Scotland, before you instruct a conveyancing solicitor in Goole you must confirm that they are on the approved solicitor panel of your chosen lender.

A lot of mortgage lenders are only happy to work with a restricted panel of law firms. If a conveyancer is not on the panel of your chosen lender, the lender will require an alternative firm to carry out the legal work.

The purchaser will then have to cover this alternate solicitor's costs and the conveyancing process could take much longer.

Failing to confirm your property lawyer's lender panel status can result in serious delays.

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

Residential Property Searches (East Riding of Yorkshire Council)

Searches are submitted by Goole conveyancing solicitors to help to identify any broader issues that could affect how much your home is worth.

Mortgage lenders also need searches (as set out in the CML Handbook) to be applied for. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specialised searches, such as a more detailed flood report or an agricultural search, may also be referred to in the initial LA and Environmental searches.

Property purchasers should anticipate a wait of up to 10 weeks for Residential property searches ordered from East Riding of Yorkshire Council, so faster personal searches will be recommended.

Planning issues

Official Entries will also be obtained from HMLR by your conveyancing solicitor, helping to evidence potential planning issues. Examples of these include the title plan showing only very general boundaries or that a restrictive covenant has been breached.

East Riding of Yorkshire Council Council Tax

Council tax is calculated by East Riding of Yorkshire Council on property value and the number of people living in the property. The occupier of a property in Band B, for example, would owe annual council tax of £1,351.

Goole conveyancing solicitors will inform a purchaser of the property'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 (25%) would reduce the tax due to £1,013.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is occupied by someone who is seriously mentally impaired.

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 lower my band?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Unit 1 Station Business Park
Holgate Park Drive
YO26 4GB
North Yorkshire

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.

Stamp Duty on Goole properties

If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay stamp duty. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

See table below for Stamp Duty Land Tax examples for properties in Goole:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £165,933 £818.66
Average price (detached) £258,333 £2,916.65
Average new build £293,813 £4,690.65

Stamp duty relief for first-time buyers in Goole

Relief is available on home purchases below £300,000 for first-time buyers with reduced rates up to £500,000. Homeowners must pay a higher rate of SDLT for the purchase of a second property. Therefore, if a homeowner in Goole bought a second property for the average price of £165,933 the SDLT would be £8,296.65.

Goole conveyancing solicitors will confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Goole

New build site

Buying a leasehold house or flat without being aware of the facts is risky. There are any number of potential traps that may be lying in wait for the unsuspecting purchaser, such as:

  • ground rent multipliers
  • unreasonable managing agent fees
  • excessive freehold premiums
Inaccurate leasehold advice, from a conveyancer lacking in specialist knowledge, could have serious financial consequences.

If you intend to purchase a property with a lease, a expert conveyancing solicitor in Goole will consider potential leasehold issues, such as :

  • reviewing the lease itself
  • absent freeholders
  • annual statements of account and budgets for service charges
  • share of freehold complexity
  • managing agent memoranda and articles of association

Quittance Conveyancing's specialist leasehold conveyancing solicitors will make sure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Goole?

Building site

Based on local HMLR statistics, the average cost of Goole new build homes is £293,813. 6 new build properties have been bought in Goole in 2018 so far.

A new-build conveyancing solicitor in Goole must be well-versed in regional factors and the extra complexities associated with new build, e.g. handling structural guarantees, verifying rights of easements and working with warranty providers such as NHBC, Premier Guarantee? and HAPM.

Our highly qualified new build team are specialists in representing buyers to achieve the best outcome and meeting short developer deadlines.

Conservation areas in North Yorkshire

Whether you are purchasing a character cottage or a Georgian town house, if the property is in a defined conservation area, your plans to develop the property may not be allowed by the local authority.

Referred to as Article 4 directions, these constraints can include restrictions affecting frontal additions to the property such as a porch, restrictions on the erection of outbuildings or restrictions on hard standings at the front of the property.

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even if the changes were made by the previous owner.

Parts of Goole are within a conservation area governed by the East Riding of Yorkshire local planning authority (LPA). Your conveyancing solicitor will confirm whether the property you are buying is located in one of Goole's conservation areas.

Conveyancing - Selling a property in Goole

The legal side of a house sale is simpler than for a property purchase. During the sale of a house or flat, the obligation lies entirely with the buyer to determine whether the home they are buying can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in Goole acting for the existing owner only need to answer any enquiries made by the buyer's solicitor.

What could go wrong?

A home will often come with any number of potential complications (for example having previously suffered from a flood event) that have the capacity to draw out a purchase for several weeks.

Property experts will almost always recommend that vendors handle these issues without delay.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

Conveyancing for a leasehold property is much more involved compared to a freehold house.

Conveyancing solicitors in Goole will also carry out additional work. This can involve collating all relevant freeholder information, through to a copy of the building's asbestos survey (if required).

It is strongly advised that you instruct a lawyer with leasehold experience as soon as is practicable to help contain and resolve any delays.

Can Quittance conveyancers act for both sides?

A conveyancer who is regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a Goole home, and a Quittance conveyancer is carrying out the legal work for the other side, you can contact a property solicitor firm in Goole to handle your legal work.

Local Goole conveyancing solicitor directory

  • Heptonstalls Limited, 7-15 Gladstone Terrace, Goole, North Humberside, DN14 5AH
  • Heptonstalls LLP, 7-15 Gladstone Terrace, Goole, East Yorkshire, DN14 5AH
  • Kenyon Son & Craddock In Association With Henshaw Pratt, 15 Paradise Place, Goole, North Humberside, DN14 5DL
  • Symes Bains Broomer, 157 Boothferry Road, Goole, North Humberside, DN14 6AL
  • Symes Bains Broomer, 21 Market Place, Howden, Goole, North Humberside, DN14 7BL

Conveyancing - Remortgaging a property in Goole

Homeowners remortgage for a variety of reasons, such as borrowing more to help pay for an extension, or moving from a standard variable rate (SVR) to a fixed-rate. The main reason, however, is simply to get a better rate.

Homeowners will typically be able to benefit from a better rate earlier by using a more efficient conveyancing solicitor in Goole. With future interest rate changes hard to predict, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

It is vital that the property lawyer carrying out the remortgage is also able to act for your preferred lender. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are switching to a flexible mortgage with the Co-operative Bank or to a capped-rate mortgage with Birmingham Midshires, we 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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