Updated: October 12, 2018

Heckmondwike conveyancing solicitor fees

No Move, No Fee conveyancing in Heckmondwike

Conveyancing solicitor fees are the costs you pay to your Heckmondwike conveyancing solicitor for handling the legal work for your move.

Do Heckmondwike conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Heckmondwike carry out the legal work on an hourly rate, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your conveyancing quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

In addition to the legal fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like HMLR fees or indemnity insurance.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Heckmondwike cost?

Conveyancing fees in Heckmondwike will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, specific extra searches, such as transport searches, 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 a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Heckmondwike

Caveat emptor, meaning 'let the buyer beware', was a key part of English property law. This maxim no longer applies, however, the buyer still will need to investigate their intended purchase.

A conveyancing solicitor in Heckmondwike will offer suggestions and advice once their enquiries are complete, iron out any legal issues and make sure that the title is registered in the name of the new buyer.

This part of the article gives useful information for people looking for conveyancing solicitors in Heckmondwike for a purchase.

Your Heckmondwike conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a major lender such as the Nationwide Building Society, to a financial institution like Bluestone Mortgages. Before selecting a conveyancing solicitor in Heckmondwike, it is vital that you check that they are approved by your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies are only prepared to work with a select panel of solicitors or licensed conveyancers.

If that is the case, the lender will likely require an alternative solicitor firm to complete the legal work, and you will usually need to pay this substitute lawyer's costs. This can push back the completion date of the purchase.

The conveyancing process could be jeopardised by failing to confirm your property solicitor's lender panel status.

Quittance Conveyancing can act on behalf of all mortgage providers.

Searches (Kirklees Metropolitan Borough Council)

Searches are enquiries made of various authorities by Heckmondwike conveyancing solicitors to identify issues affecting your new home.

Lenders also expect searches (as set out in the CML Handbook) to be obtained. These include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes Compulsory Purchase Orders (CPO)
Environmental searchdescribes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
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.

Purchasers will be told if your mortgage lender wants any more searches, e.g. a Crossrail search or a more detailed plan search.

The approximate processing time for LA searches delivered by Kirklees Metropolitan Borough Council is 4 weeks, so faster personal searches will be preferred.

Planning permissions

Official Entries will also be ordered from HM Land Registry by your conveyancing solicitor. This will help to reveal any planning issues. Examples of these include outbuildings lying outside the boundary or limits on the development of the property.

Kirklees Metropolitan Borough Council Council Tax

Council tax is calculated by Kirklees Metropolitan Borough Council on property value and the number of people living in the property. E.g. for an average Band B house in Heckmondwike, the council tax due would be £1,321.

Conveyancing solicitors in Heckmondwike will inform the buyer of the property's 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 £990.

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

Band Kirklees Metropolitan Borough Council Tax (2018)
A £1,132
B £1,321
C £1,509
D £1,698
E £2,075
F £2,452
G £2,830
H £3,396

Does anyone ever challenge their valuation?

From April 2016 to March 2017, 130 council tax challenges were made, of which 70 resulted in a reduction. To appeal contact:

Valuation Office Agency
Ramsden House
83-101 New St
Huddersfield
HD1 2UU
West Yorkshire

Stamp Duty on Heckmondwike properties

The current stamp duty threshold for residential properties is £125,000. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out Stamp Duty Land Tax for property in Heckmondwike:

  Average selling price (2017) Stamp Duty Land Tax
Average price £118,986 £0.00
Average price (detached) £169,124 £882.48
Average new build - -
Following the autumn statement, second home buyers must pay a stamp duty surcharge of 3%. For example, if an existing homeowner bought a second property in Heckmondwike for the average price of £118,986 the SDLT would be £3,569.58.

Stamp duty relief for first-time buyers in Heckmondwike

Since Nov 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000.

Conveyancing solicitors in Heckmondwike will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Heckmondwike

New build site

The potential pitfalls of buying a leasehold property in England or Wales are increasingly coming to light. The many potential traps lying in wait for an uninformed purchaser can include:

  • sinking fund issues
  • restrictions on the use of the property
  • excessive freehold premiums
  • spiralling ground rents
Serious financial ramifications can result from a solicitor's bad leasehold advice.

If you intend to buy a leasehold property, a expert conveyancing solicitor in Heckmondwike will consider potential leasehold issues, e.g. :

  • reviewing the lease itself (some documents can be centuries old)
  • managing agent or landlord enquiries
  • annual statements of account and budgets for service charges
  • leases approaching 80 years remaining
  • insurance covenants

Quittance Conveyancing's leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Heckmondwike?

New build building site

The average purchase price of a new build home in Heckmondwike is -. - brand new homes -.

A new-build conveyancing solicitor in Heckmondwike needs to be conscious of both local Heckmondwike issues as well as new build's additional complexities, including helping with mortgage offer extension terms, handling initial Land Registry registration and registering ownership with warranty providers such as NHBC Buildmark, LABC Warranty and Aedis.

Our expert new build team provide an accurate and truly impartial assessment of the legal title of the house or apartment, whilst being mindful of concerns ranging from the home's subsequent resaleability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

West Yorkshire Conservation areas

When acting for the buyer of a home in Heckmondwike, a conveyancing solicitor will need to check whether the property is in a conservation area in Heckmondwike. If it is, the property is affected by restrictions. These restrictions, called Article 4 Directions, could include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Heckmondwike.

Conveyancing - Selling a property in Heckmondwike

Conveyancing for a house sale usually requires less work than for a property purchase. The buyer must carry out a comprehensive legal review on the home, whilst conveyancing solicitors in Heckmondwike acting for the seller effectively just answers the buyer's questions.

What factors could threaten your sale?

A property will often come with any number of possible issues (such as a landlord dispute on a leasehold property) which may jeopardise your move.

Don't bury your head in the sand, waiting to see if the problem is discovered. Get advice and work to resolve it ASAP.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is quite a lot more complicated compared to a freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Heckmondwike, such as obtaining the latest service charge and ground rent statement, through to any details of any ongoing enfranchisement process.

It is usually counter-productive to hold off instructing a property lawyer as early as possible to reduce leasehold-related delays.

Can your conveyancing solicitors act for the buyer and the vendor in a single transaction?

SRA regulations ban the same solicitor from acting on both sides in a property sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both parties.

You could instruct a property solicitor firm in Heckmondwike to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

Local Heckmondwike conveyancing solicitor directory

  • Redfearns Solicitors LLP, Midland Bank Chambers, 68 Market Place, Heckmondwike, West Yorkshire, WF16 0HZ
  • Stanley Hays, 2 Oldfield Lane, Heckmondwike, West Yorkshire, WF16 0JQ

Conveyancing - Remortgaging a property in Heckmondwike

Securing a lower interest rate is usually the main reason why homeowners opt to remortgage. There are other reasons, for example getting onto a longer fixed-rate term, or borrowing more to help pay for an extension.

A good conveyancing solicitor in Heckmondwike can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the future of interest rates uncertain, fast conveyancing can play a key role in securing your preferred rate.

It is vitally important that the property lawyer carrying out the remortgage can act for your chosen bank or building society. Our conveyancers are on all major UK lenders' panels. So whether you are moving to a tracker with Santander or to a long-term fixed mortgage with the Darlington Building Society, Quittance 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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