Updated: October 12, 2018

Hessle conveyancing solicitor fees

No Move, No Fee conveyancing in Hessle

Conveyancing solicitor fees are what you pay your Hessle conveyancing solicitor for the legal work for a home sale or purchase.

Do Hessle conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Hessle offer services on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote will set out what you will be charged when your sale or purchase completes.

What are disbursements?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

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 HMLR fees or telegraphic transfer fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Hessle cost?

Although conveyancing fees in Hessle will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance, there are absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, 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 Hessle

The conveyancing for a property buyer needs the conveyancing solicitor in Hessle to consider a wide range of issues. Examples of such factors are a defective title (e.g. breached restrictive covenants) and the future saleability of the property.

The buyer's property lawyer will report their findings back to the purchaser, deal with any legal issues and register the title in the new owner's name.

This part of the article examines those areas of the buying process for conveyancing solicitors in Hessle where additional expertise is necessary.

Your Hessle conveyancing solicitor must be lender-approved

There are a wide range of mortgage providers, from a major lender such as the Royal Bank of Scotland, to a less common lender like Ahli United Bank. Before you appoint a conveyancing solicitor in Hessle, you need to check that they are on the approved panel of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some mortgage lenders are only prepared to work with a selected list (known as a 'lender panel') of legal firms.

Should this be the case, the lender will need an alternative legal firm to complete the legal work, and you will then have to cover this alternative solicitor's fees. This means the transaction could be delayed.

Significant delays can occur if you fail to check your property solicitor's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Property Searches (East Riding of Yorkshire Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Hessle conveyancing solicitors to identify issues that might compromise the value of your home.

Searches are carried out primarily to meet lender requirements, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as a highways authority search or a mining search, may also be referred to subject to the outcome of the initial searches.

Buyers should expect to wait approximately 10 weeks for conveyancing searches delivered by East Riding of Yorkshire Council, so quicker regulated searches will be recommended.

Checking planning permission status

Office copies will also be sourced from HMLR by your conveyancing solicitor. This will help to identify planning issues, for example errors on the title plan or a restrictive covenant against certain alterations.

East Riding of Yorkshire Council Council Tax

The council tax paid by a homeowner is based on various criteria e.g. the size and character of the property and the value of the property. The occupier of a property in Band B, for example, would owe annual council tax of £1,351.

Conveyancing solicitors in Hessle will inform the 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 reduces the tax due to 75% which would equal £1,013.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch.

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

Is it possible to reduce my council tax band?

In 2016/17, 100 council tax challenges were made, and 30 were upheld and refunds awarded. To challenge your banding contact:

Valuation Office Agency
King William House
Market Place
Hull
HU1 1RT
North Humberside

Stamp Duty on Hessle properties

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

Quittance Conveyancing ensure that the convoluted SDLT1 form is completed accurately and without delay.

See examples for typical Hessle properties:

  Average selling price (2017) SDLT
Average price £200,882 £1,517.64
Average price (detached) £312,264 £5,613.20
Average new build £261,230 £3,061.50

Stamp duty relief for first-time buyers in Hessle

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the home is not rented out. Following the example above, if a homeowner bought a second home in Hessle for the average price of £200,882 the SDLT would be £10,044.10.

Conveyancing solicitors in Hessle will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Hessle

New build site

It is risky to purchase a leasehold property if you are unaware of the facts. Exponential ground rents, sub-letting restrictions and unfair clauses in the lease are among the many common complications awaiting an uninformed purchaser.

Inaccurate leasehold advice, from a solicitor with little specialist experience, can have serious consequences.

If you intend to purchase a property with a lease, a specialist conveyancing solicitor in Hessle will investigate aspects of the leasehold purchase, such as possible service charge shortfalls, reserve funds and absent freeholders.

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Hessle?

New build building site

The average sale price of Hessle new build properties is £313,307, (Land Registry figures). 6 new builds have been bought in Hessle in 2018 so far.

A new-build conveyancing solicitor in Hessle will need to be familiar with local Hessle factors and the extra complexities of new build, e.g. ensuring that the contract is in the buyer's favour, handling equity loan schemes and registering ownership with warranty providers such as NHBC, Building Zone and BOPAS.

With Quittance Conveyancing, you will get an expert assessment of the legal title of the property, looking out for concerns like unfair leasehold conditions and an assessment of other risks, such as flood risk.

East Yorkshire Conservation areas

Whether you are looking for Tudor-style or Edwardian architecture, moving into a conservation area can ensure that the street's unique character is protected. However, conservation area constraints will affect your home.

These building controls can include a range of factors from restrictions preventing paving over the front garden, to limitations on skylights.

If a property is in breach, the owner could be required by law to pay for the property to be returned to a compliant state, even if the previous owner carried out the alterations.

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

Conveyancing - Selling a property in Hessle

The legal side of a property sale is normally less troublesome than for a property purchase. The purchaser needs to carry out a thorough legal appraisal into the property and its legal title. In contrast, conveyancing solicitors in Hessle acting for the vendor simply replies to the solicitor's standard and additional enquiries.

What could jeopardise the process?

Obstacles, like not being registered at the Land Registry or not having suitable right of way, can seriously prolong your home move if not dealt with promptly.

Property specialists will generally recommend that sellers handle such issues as soon as they come to light.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

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

The complex nature of leasehold property means that conveyancing solicitors in Hessle must undertake additional legal work. This can involve getting an up-to-date service charge statement, through to any documentation relating to forfeiture proceedings.

So as to resolve any leasehold-related difficulties sooner, it is strongly advised that the seller instruct a conveyancer as soon as the decision is made to sell.

Can your conveyancing solicitors act for both the buyer and the seller of the same property?

A conveyancer who is regulated by the CLC can act for both sides. However, SRA regulations restrict the same solicitor from acting on both sides in a house sale.

If you are buying or selling a house or flat in Hessle, and we are doing the legal work for the other side, you can contact a local Hessle conveyancing solicitor firm to carry out your legal work.

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Conveyancing - Remortgaging a property in Hessle

People remortgage a home for all sorts of reasons, including getting on to a new fixed-rate deal, or releasing equity. By far the most common reason, however, is to get a lower interest rate.

A proactive conveyancing solicitor in Hessle can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.

To ensure that the mortgage provider's interests are protected, the property lawyer handling your remortgage will represent both you and the bank or building society.

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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