Updated: October 12, 2018

Guiseley conveyancing solicitor fees

No Move, No Fee conveyancing in Guiseley

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Guiseley for the legal work associated with moving home.

Do Guiseley conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Guiseley who work on an hourly-rate basis. Your quote sets out all fees and disbursements you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as TT fees or bankruptcy searches.

See: How much should conveyancing fees cost?

How much will the total Guiseley solicitor conveyancing fees be?

Guiseley conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, specific extra searches, e.g. a flooding search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Guiseley

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. This maxim no longer applies, however, it remains the responsibility of a homebuyer and their solicitor to carry out due diligence on a planned purchase.

A conveyancing solicitor in Guiseley will offer suggestions and advice following their enquiries, deal with any legal issues and confirm that the legal title passes to the new owner.

The following section examines those residential property types that could involve extra risk for homebuyers looking for conveyancing solicitors in Guiseley.

Your Guiseley conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a niche lender like Whistletree or a major lender such as TSB, before selecting a conveyancing solicitor in Guiseley you must confirm that they can act in the interests of your mortgage lender.

Most lenders will only work with a select panel of legal firms that meet strict selection criteria. If a solicitor can't act for your mortgage lender, the lender will need an alternative law firm to complete the legal work.

The home buyer will be expected to pay this alternate solicitor's costs and significant delays to your move could occur.

Failing to check the lender panel status of your property solicitor could result in serious delays.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (Leeds City Council)

Searches are carried out by Guiseley conveyancing solicitors to help to identify any significant issues that might potentially affect the value of your house or flat.

Lenders also expect searches to be carried out. These include:

Local Authority (LA) searchreveals issues like whether the adjoining road and pavement are publicly maintained
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
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.

Your solicitor will tell you if your chosen lender insists on any more searches, for example a highways search or a mining search.

Leeds City Council has an estimated lead time of 4 weeks for property searches. In these circumstances, faster personal searches will be recommended.

Planning permissions

Office copies will also be obtained from HM Land Registry by the buyer's conveyancing solicitor. This will help to reveal any potential issues. These issues could include the title plan showing only very general boundaries or restrictions that limit alterations.

Leeds City Council Council Tax

As a homeowner in Guiseley, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Tax Band B home in Guiseley, the amount of council tax would be £1,224 per year.

A conveyancing solicitor in Guiseley will inform a buyer of the home's council tax band once 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 (25%) would reduce the tax due to £918.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or for foreign language students.

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

Is your new home in the wrong band?

The Valuation Office Agency should reassess a property's band on request. 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 Guiseley properties

If your home costs more than £125k then you will have to pay Stamp Duty Land Tax.

Steep fines await those who miss the Stamp Duty Land Tax payment deadline.

HM Revenue and Customs (HMRC) rejections are avoided using the latest integrated conveyancing case management system.

See examples for West Yorkshire properties:

  Average sale price (February 2018) SDLT
Average price £170,287 £905.74
Average price (detached) £296,063 £4,803.15
Average new build £320,724 £6,036.20
If you own another home you will be subject to a surcharge of 3%. So if a second property was bought for £170,287 then the SDLT total will be £8,514.35.

Stamp duty relief for first-time buyers in Guiseley

First-time buyer stamp duty relief is available on property purchases below £300,000.

Conveyancing solicitors in Guiseley should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Guiseley

New build site

Purchasing a leasehold home if you don't know what you are getting into is ill-advised. There are numerous technical issues that could be awaiting the unsuspecting purchaser, including:

  • restrictions on the use of the property
  • exponential ground rents
  • overpriced managing agent packs
  • onerous clauses in the lease
Poor leasehold guidance, from an inexperienced solicitor, can have serious consequences.

If you are planning to purchase a leasehold property, a competent conveyancing solicitor in Guiseley will consider potential leasehold issues, including unexpired lease terms, service charge records from the last three years and checking the lease itself.

Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Guiseley?

Building site

148 brand new properties have been bought in Guiseley in 2018 so far, according to information compiled by HMLR. The average value of Guiseley new builds is £243,458.

A new-build conveyancing solicitor in Guiseley will need to be aware of local considerations and the added complexities associated with new build, like negotiating new build contracts and liaising with the builder's onsite sales team.

Quittance Conveyancing deliver an impartial assessment of the legal title of the property, whilst being mindful of considerations ranging from the home's subsequent marketability to 'doubling' ground rent and service charges (where applicable).

West Yorkshire Conservation areas

Moving into a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area constraints will affect your property.

These restrictions, referred to as Article 4 Directions, can include restrictions preventing the addition of frontal sloping rooflights, restrictions preventing the addition of new access or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, 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 Guiseley.

Conveyancing - Selling a property in Guiseley

The legal work involved in a sale of a house or flat is less complicated than for a purchase. The buyer's conveyancing solicitor will have to go through thorough due diligence on the property and its legal title, whereas conveyancing solicitors in Guiseley acting for the seller merely collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .

What could put the process at risk?

Frequently occurring issues, such as not having a building regulations completion certificate, can hinder the sale conveyancing process if they are ignored.

It is generally a good idea that sellers address such issues immediately.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold flats

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

Conveyancing solicitors in Guiseley must usually carry out further legal work, including obtaining an up-to-date service charge statement, through to details of any breach of the terms of the lease.

It is recommended that the vendor contacts a leasehold-specialist conveyancer as soon as the property is marketed, if not before, to reduce delays.

What if Quittance is already acting for the other side?

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

If you are buying or selling a property in Guiseley, and a Quittance solicitor is carrying out the legal work for the other side, you may wish to contact a law firm in Guiseley to carry out your legal work.

Local Guiseley conveyancing solicitor directory

  • Whitaker Firth LLP, 18 Springfield Court, Guiseley, Leeds, West Yorkshire, LS20 8FD
  • Ison Harrison Limited, 65 Victoria Road, Guiseley, Leeds, LS20 8DQ

Conveyancing - Remortgaging a property in Guiseley

The main reason people remortgage a home is to secure a better rate of interest. There are also a number of other reasons to consider remortgaging, such as getting on to a new fixed-rate deal, or wanting to borrow more.

You can enjoy the benefits of a lower rate sooner by using a more efficient conveyancing solicitor in Guiseley. With the Bank of England base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer handling the remortgage needs to be able to act for the new lender. Our conveyancing team are on the panel for all major UK lenders. So no matter whether you are changing to a flexible mortgage with RBS or to a fixed-rate mortgage with the Bank of Ireland, 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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