Updated: October 12, 2018

Harrogate conveyancing solicitor fees

No Move, No Fee conveyancing in Harrogate

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Harrogate for the legal work associated with buying or selling a property.

Are Harrogate conveyancing fees and costs fixed?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden fees, unlike some other conveyancing solicitors in Harrogate who will work on a cost per hour basis. Your quote will explain exactly what you will be charged when your sale or purchase completes.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like Land Registry fees or ID checks.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Harrogate cost in total?

Conveyancing fees in Harrogate will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, council search fees will vary and specific extra searches, e.g. transport searches, may be necessary.

With Quittance, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Harrogate

Caveat emptor (buyer beware), was a fundamental principle of property law in England and Wales. Since 2013, this maxim no longer applies, however, it is still the duty of a buyer's solicitor to carry out due diligence on a planned purchase.

The conveyancing solicitor in Harrogate will offer professional advice after making their enquiries, deal with any legal issues and register the new owner's title at the Land Registry.

This section of the article sets out invaluable advice for buyers looking for conveyancing solicitors in Harrogate.

Your Harrogate conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from the Tipton & Coseley Building Society, Lloyds Bank or any other lender, before selecting a Harrogate conveyancing solicitor it is vital that you check that they are approved by your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some mortgage lenders are only prepared to work with a select panel of firms.

If this is the case, the lender will likely need a different law firm to complete the legal work, and you will then have to cover this second solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

The conveyancing process could be put at risk by failing to check your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act for all banks and building societies.

Property Searches (Harrogate Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Harrogate conveyancing solicitors to identify issues affecting your new home. They include:

  • Local Authority search - includes the LLC1 and CON29 which includes notices under the Planning, Highways and Public Health Acts
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - some Harrogate property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

You will be notified if your chosen lender requires any additional searches, e.g. an HS2 search or a contaminated land report.

Purchasers will have to endure a wait of around 15 weeks for conveyancing searches delivered by Harrogate Borough Council, so your lawyer will recommend using quicker personal searches.

Planning issues

The conveyancing solicitor acting for the buyer will also obtain official entries from HMLR. This will help to identify any planning issues, such as a difference between the agent's floorplan and the title plan or neighbours' rights of access.

Harrogate Borough Council Council Tax

Harrogate Borough Council calculate your council tax based on a variety of factors that include the size and character of the home and the value of the property. For example, for an average Tax Band C property in Harrogate, the amount of council tax would be £1,600 per year.

Harrogate conveyancing solicitors will inform a buyer of the home's tax band after this is confirmed by the searches.

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 £1,200.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or for spouses of students who are not British. The Valuation Office Agency (VOA) calculate council tax bandings for newly-constructed property, and where the owner has requested a revaluation.

Band Harrogate Borough Council Tax (2018)
A £1,200
B £1,400
C £1,600
D £1,800
E £2,200
F £2,600
G £3,000
H £3,600

Can I appeal against my band?

In 2016/17, 60 council tax challenges were made, and 20 were upheld and refunds awarded. To challenge your banding contact:

Valuation Office Agency
Castle House
31 Lisbon St
Leeds
LS1 4DR
West Yorkshire

Stamp Duty on Harrogate properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

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 average local properties:

  Average sale price (February 2018) Stamp Duty Land Tax
Average price £319,482 £5,974.10
Average price (detached) £488,050 £14,402.50
Average new build £459,972 £12,998.60

Stamp duty relief for first-time buyers in Harrogate

First-time buyer stamp duty relief is available on property purchases below £300k. Higher rates of stamp duty apply to buyers of second residential property in the form of a 3% stamp duty surcharge. For example, if a homeowner bought a second property in Harrogate for the average price of £319,482 the stamp duty would be £25,558.56.

Harrogate conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Harrogate

New build site

The potential risks associated with buying a leasehold property should be a source of anxiety for buyers of leasehold property. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, such as short leases, ground rent multipliers and restrictions on the use of the property.

Misguided leasehold advice, from an inexperienced conveyancer, could have serious financial consequences.

If you are planning to purchase a leasehold property, a expert conveyancing solicitor in Harrogate will consider potential leasehold issues, e.g. any recent demands for service charges and ground rent, share of freehold complexity and dealing with freeholders and managing agents.

Quittance Conveyancing's leasehold conveyancing solicitor team will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Harrogate?

Building site

8 new build homes have been bought in Harrogate in 2018 so far, based on data published by Her Majesty's Land Registry. The average price for Harrogate new build homes is £350,304.

Buying a new build property can be more complex than any other type of conveyancing. Therefore a Harrogate conveyancing solicitor needs to be aware of local Harrogate considerations and will examine a number of areas, like handling unreasonable delays and confirming building regulation compliance.

Our specialist team of new build conveyancers deliver an independent assessment of the property's legal status, looking out for considerations ranging from the home's future mortgageability to 'doubling' ground rent and service charges (where applicable).

Conservation areas in North Yorkshire

When carrying out the legal work for a home in Harrogate, a conveyancing solicitor will need to check whether the house is in a conservation area in Harrogate. If it is, the property will be affected by specific conditions. These conditions, called Article 4 Directions, could include restrictions on VELUX windows, restrictions on the addition of cladding or restrictions on the erection of outbuildings.

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Harrogate conservation areas include Boroughbridge, Knaresborough and Bishopton. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Harrogate.

Conveyancing - Selling a property in Harrogate

The legal side of a sale of a home usually requires less work than for a property purchase. During the sale of a house or flat, the burden lies with the purchaser to establish that the home they are buying is legally sound and meets their mortgage lender's criteria.

Conversely, with a sale, conveyancing solicitors in Harrogate acting for the current owner for the most part just answer any enquiries made by the buyer's solicitor.

What steps can you take to help your sale go through?

Common issues, like tree preservation orders or having right or way issues (such as being landlocked), have the capacity to jeopardise the sale conveyancing process if ignored.

You shouldn't bury your head in the sand and hope the buyer's solicitor won't notice - get legal advice and tackle it as soon as you can.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

The conveyancing process for a leasehold flat or house is significantly more complicated than for a freehold property.

Harrogate conveyancing solicitors will also perform extra work, which could include requesting a comprehensive pack of information, through to a copy of the lease.

You should plan to instruct a lawyer as soon as an estate agent is chosen to reduce leasehold-related delays.

What if you are acting for the other side?

SRA rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale. However, a CLC-regulated conveyancer, can act for both the buyer and the seller.

You could contact a law firm in Harrogate to carry out your legal work, if we are doing the legal work for the other side.

Local Harrogate conveyancing solicitor directory

  • Andersons Solicitors, Regent House, 13-15 Albert Street, Harrogate, North Yorkshire, HG1 1JX
  • Coles Solicitors Limited, 5 Victoria Avenue, Harrogate, North Yorkshire, HG1 1EQ
  • Davidson Broadbent & Co, 5 Raglan Street, Harrogate, North Yorkshire, HG1 1LE
  • Grahame Stowe Bateson, Raglan Chambers, 4 Raglan Street, Harrogate, North Yorkshire, HG1 1LT
  • Hempsons, The Exchange, Station Parade, Harrogate, North Yorkshire, HG1 1DY

Conveyancing - Remortgaging a property in Harrogate

Homeowners remortgage their home for all sorts of reasons, for example consolidating debts, or the existing lender having refused a payment holiday. The most common reason, however, is to save money with a lower rate.

You will typically be able to benefit from a lower rate sooner with a more efficient conveyancing solicitor in Harrogate. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting the mortgage rate you want.

Your property lawyer should also be able to act for your preferred lender. Quittance Conveyancing are on all major lenders' panels. So no matter whether you are changing to a cashback mortgage with the Halifax or to a capped-rate mortgage with the Leeds Building Society, 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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