Updated: October 12, 2018

Hebden Bridge conveyancing solicitor fees

No Move, No Fee conveyancing in Hebden Bridge

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Hebden Bridge for handling the legal work for your move.

Do Hebden Bridge conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Hebden Bridge will work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a fixed No Sale, No Fee basis, with no hidden fees. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like office copies or Stamp Duty Land Tax (SDLT).

See: A guide to all conveyancing fees

How much will the total Hebden Bridge solicitor conveyancing fees be?

Hebden Bridge conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden fees. 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 Hebden Bridge

The legal work for a property purchase will require the Hebden Bridge conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from lost title deeds to the mortgageability of the property itself.

The property lawyer will report their findings back to the purchaser and their mortgage lender, make practical suggestions and ensure the title is transferred to the new owner.

This part of the article considers those residential property types which may be of interest to homebuyers searching for conveyancing solicitors in Hebden Bridge.

Your Hebden Bridge conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a large lender such as the HSBC, to a niche mortgage lender like Bluestone Mortgages. Before you select a Hebden Bridge conveyancing solicitor, it is paramount that you confirm that they are on the approved solicitor panel of your mortgage lender.

Quite a few banks and building societies are only prepared to work with a select list (referred to as a 'panel') of law firms. If your solicitor can't act for your mortgage lender, the lender will need a different firm to complete the legal work.

The borrower will then have to cover this substitute lawyer's costs and significant delays to your move could occur.

Neglecting to check your property lawyer's lender panel status could jeopardise the sale.

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

Conveyancing Searches (Wiltshire Council)

Property searches are enquiries made of various authorities by Hebden Bridge conveyancing solicitors to give details about the home you want to buy.

Mortgagees also need property searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Wiltshire Council
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Chancel repair liabilitythere is a risk that some Hebden Bridge properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Further searches, such as a more detailed flood report or a more detailed plan search, may also be referred to subject to the outcome of the initial searches.

The estimated delivery time for property searches supplied by Wiltshire Council is 16 weeks. A private search company will be able to provide this information sooner.

Ensuring planning permission is in place

Your conveyancing solicitor will also order an 'Official Copy of the Title Register' from HMLR, helping to evidence any planning issues. Examples of these include errors on the title plan or restrictions that limit alterations.

Wiltshire Council Council Tax

Wiltshire Council calculate your council tax based on a variety of factors such as the location of the property and the property's value as at 1 April 1991. E.g. for an average Valuation Band B residential property in Hebden Bridge, the amount payable would be £1,383.

Hebden Bridge conveyancing solicitors will inform a purchaser of the property'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 £1,037.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student. The Valuation Office Agency (VOA) assign council tax bandings for new build homes, and where the owner has requested a revaluation.

Band Wiltshire Council Tax (2018)
A £1,185
B £1,383
C £1,580
D £1,778
E £2,173
F £2,568
G £2,963
H £3,556

In the 2016/17 financial year, 130 council tax challenges were made. 30 were approved and the tax was reduced. To challenge your banding contact:

Valuation Office Agency
4th Floor
Citypoint
Temple Gate
Bristol
BS1 6PL
Avon

Stamp Duty on Hebden Bridge properties

If your home costs more than £125k then you will have to pay SDLT. The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

Quittance Conveyancing's case management software integrates with online SDLT filing systems to ensure that the SDLT is paid efficiently.

See Stamp Duty Land Tax examples for properties in Hebden Bridge:

  Average selling price (2017) Stamp Duty
Average price £198,107 £1,462.14
Average price (detached) £367,641 £8,382.05
Average new build £265,000 £3,250.00

Stamp duty relief for first-time buyers in Hebden Bridge

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you already own another home or share in a home you will be subject to a surcharge of 3%. For example, if a homeowner bought a second property in Hebden Bridge for the average price of £198,107 the SDLT would be £9,905.35.

Hebden Bridge conveyancing solicitors will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Hebden Bridge

New build site

Over 100,000 property owners in the UK are trapped in leases with unreasonable terms. The many potential complications awaiting the unsuspecting purchaser could include:

  • unreasonable lease extension premiums
  • undisclosed major works
  • sub-letting restrictions
  • increasing ground rents
Incomplete leasehold information, delivered by an inexperienced solicitor, could lead to serious consequences.

A expert conveyancing solicitor in Hebden Bridge will investigate aspects of the leasehold purchase, e.g. reserve funds, ground rents and service charges and reviewing the lease itself (some documents can be centuries old).

Our specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Hebden Bridge?

Building site

Based on HMLR information, 1 brand new homes have been bought in Hebden Bridge in 2018 so far. The average value of new build property in Hebden Bridge is £250,000.

Purchasing a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Hebden Bridge should be mindful of local factors and must check numerous things, such as handling structural guarantees and ensuring that the contract is in the buyer's favour.

Our new build team are specialists in new build purchases and meeting short developer deadlines.

Conservation areas in County Durham

When acting for the purchaser of a property in Hebden Bridge, a conveyancing solicitor will check if the house is in one of Hebden Bridge's conservation areas. If it is, the house could be affected by certain conditions. Referred to as Article 4 directions, these conditions may include:

  • Possible restrictions on solar panel positioning
  • Restrictions on the use of external insulation
  • Limits on extensions (even if within Permitted Development rights)

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Hebden Bridge's conservation areas.

Conveyancing - Selling a property in Hebden Bridge

The legal side of a house sale is normally less troublesome than for a property purchase. The buyer's conveyancer does detailed research on the legal title of your home. In contrast, conveyancing solicitors in Hebden Bridge acting for the vendor mostly just responds to enquiries made by the buyer's solicitor.

What could put your sale at risk?

A home will often come with numerous legal issues (e.g. Japanese Knotweed) which may delay the sale conveyancing process.

Don't bury your head as solicitors are trained to unearth any such issues - get legal advice instead and tackle it as early as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold property is much more protracted than for a freehold house.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Hebden Bridge, which could include requesting an up-to-date service charge statement, through to details of any slush fund for property maintenance.

So as to resolve any leasehold-related problems sooner, it is strongly advised that the vendor contact a solicitor as early as possible.

Can Quittance conveyancers act for both sides?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a house sale.

You may want to instruct a property solicitor firm in Hebden Bridge to carry out your conveyancing, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.

Local Hebden Bridge conveyancing solicitor directory

  • Finn Gledhill, 29 West End, Hebden Bridge, West Yorkshire, HX7 8UQ
  • Butterworths, 5 - 6 Wragley House, Valley Road, Hebden Bridge, Yorkshire, HX7 7BN
  • Mary Mahon Solicitor, 8 Wragley House, Valley Road, Hebden Bridge, West Yorkshire, HX7 7BN

Conveyancing - Remortgaging a property in Hebden Bridge

Reducing monthly repayments by finding a better rate is generally why people decide to remortgage. There are other reasons, such as borrowing more to help pay for an extension, or getting on to a new fixed-rate deal.

You can appreciate the benefits of a better rate earlier by using a more proactive conveyancing solicitor in Hebden Bridge. They will work to shorten the processing time of the legal work. With possible rate rises on the horizon, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

The property lawyer conducting the legal work should also be able to act for your new mortgage provider. Our conveyancers are on the panel for all major UK lenders. So whether you are moving to a flexible mortgage with the HSBC or to a capped-rate mortgage with the Buckinghamshire 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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