Updated: October 12, 2018

Hillsborough conveyancing solicitor fees

No Move, No Fee conveyancing in Hillsborough

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Hillsborough for the legal work associated with moving home.

Are Hillsborough conveyancing fees and costs fixed?

Some conveyancing solicitors in Hillsborough carry out the legal work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like HMLR fees or managing agent information.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Hillsborough cost?

Whilst conveyancing fees in Hillsborough will usually match prices elsewhere in the UK, the disbursements required can vary. For example, Local Authority Search fees can vary and specific extra searches, such as a Coal Authority search, may be necessary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or nasty surprises. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Hillsborough

Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to their estate agent and to the purchaser.

It remains, however, the duty of a Hillsborough conveyancing solicitor to carry out due diligence on the property, report back to the purchaser and the mortgage lender (if applicable), deal with any legal issues and ensure the title is transferred to the new owner.

This section of the article provides useful advice for buyers who need conveyancing solicitors in Hillsborough.

Your Hillsborough conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a niche mortgage lender like DB UK Bank, to a large lender such as NatWest. Before appointing a conveyancing solicitor in Hillsborough, whoever you choose, it is essential that you check that they can act in the interests of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some lenders will only accept a selected list (known as a 'panel') of solicitors or licensed conveyancers.

If this is the case, the lender will require an alternative solicitor firm to carry out the legal work, and you will usually need to pay this second lawyer's costs. Handling paperwork and correspondence with this additional party can delay the process.

Your purchase could be jeopardised by failing to check your conveyancer's lender panel status.

Quittance Conveyancing are approved to act for all banks and other lenders.

Residential Property Searches (Sheffield City Council)

Property searches are enquiries made of government bodies by Hillsborough conveyancing solicitors to identify information and potential issues affecting the home you want to buy. They include:

  • Local Authority search - includes the LLC1 and CON29 which includes whether the property is in a smoke control zone
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - exposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Your conveyancer will tell you if your chosen lender requires any additional searches, for example a highways authority search or a more detailed environmental report.

Sheffield City Council has a typical turnaround time of 7 weeks for Local Authority searches, so it will be worth using a faster private search company.

Planning searches

Official Entries will also be obtained from the Land Registry by your conveyancing solicitor, helping to identify any issues. These issues could include right of access issues or errors on the title plan.

Sheffield City Council Council Tax

Sheffield City Council calculate council tax on Hillsborough homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, the occupier of a Band C home in the Sheffield City Council area would pay annual council tax of £1,563.

Conveyancing solicitors in Hillsborough will inform the buyer of the property's tax band once they are themselves notified.

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 £1,173.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or if you are a live in carer looking after someone who isn't a spouse or relative. A house or flat constructed after 1991 is assessed by the Valuation Office Agency.

Band Sheffield City Council Tax (2018)
A £1,173
B £1,368
C £1,563
D £1,759
E £2,150
F £2,540
G £2,931
H £3,518

Are you paying too much?

To challenge your banding contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
S1 1HD
South Yorkshire

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Hillsborough properties

Stamp Duty Land Tax is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.

If you are buying a home in England,Wales or Northern Ireland then SDLT is payable on properties over £125k. In Scotland, the threshold is £145k.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to HM Revenue & Customs as quickly as possible.

See table below for stamp duty examples for homes in South Yorkshire:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £159,561 £691.22
Average price (detached) £260,050 £3,002.50
Average new build £194,695 £1,393.90
Following the autumn statement, second home buyers must pay an SDLT surcharge of 3%. Following the example above, if a homeowner bought a second home in Hillsborough for the average price of £159,561 the SDLT would be £7,978.05.

Stamp duty relief for first-time buyers in Hillsborough

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Hillsborough should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Hillsborough

New build site

Purchasing a leasehold property without knowing what you are getting into can be fraught with risk. The many potential traps lying in wait for the unsuspecting buyer could include overpriced managing agent packs and increasing ground rents.

Serious financial ramifications can result from a less-experienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a leasehold property, a expert conveyancing solicitor in Hillsborough will consider possible leasehold issues, for example reviewing correspondence between the freeholder and leaseholder, understanding regional and era-specific nuances of leases and flats in the same block with disparity between their leases.

Ensure that you are aware of all the potential issues and costs associated with the lease with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Hillsborough?

House being built

The average price for Hillsborough new build property is £194,695. 147 brand new homes have been bought in Hillsborough in 2018 so far.

The legal side of buying a new build property requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a Hillsborough conveyancing solicitor must be aware of local Hillsborough factors and must consider a range of factors, e.g. handling reservation fees and ensuring new estate roads are adopted.

Our expert new build team provide an expert appraisal of the legal status of the property, and in particular issues like the home's subsequent resaleability and possible freehold acquisition traps.

South Yorkshire Conservation areas

Whether you are purchasing a period cottage or a Victorian detached house, if the property is in an officially designated conservation area, any planned alterations to the property may not be allowed by the local authority.

Called Article 4 directions, these building controls can include anything from restrictions on replacing roof tiles, to restrictions preventing paving over the front garden.

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even if the previous owner carried out the alterations.

Your conveyancing solicitor will address whether your planned purchase is located one of Hillsborough's conservation areas.

Conveyancing - Selling a property in Hillsborough

The legal process for a sale of a home is normally less troublesome than when purchasing. The purchaser undertakes a thorough investigation into the property. Conveyancing solicitors in Hillsborough acting for the seller, however, merely collates requested paperwork (e.g. warranties and certificates) and responds to enquiries made by the buyer's solicitor .

What could go wrong?

A house or flat will often come with a series of challenges (such as a solar panel 'rent a roof' scheme) that might prolong the conveyancing process for weeks or even months.

Property experts will generally recommend to sellers that they face these issues head on and fix them.

Recommended reading:

Read more helpful advice for sellers here.


Conveyancing for a leasehold flat (leasehold houses are rare) is much more time-consuming than for a more straightforward freehold house.

Hillsborough conveyancing solicitors will also carry out additional work. This can involve getting all relevant freeholder information, through to a copy of any required license to assign.

It is recommended that the seller instructs a leasehold specialist as early in the process as possible, and ideally before going on the market, to reduce delays.

What if your conveyancing solicitors are acting for the other side?

SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both sides.

You can contact a property solicitor firm in Hillsborough to handle your legal work, if a Quittance solicitor is doing the legal work for the other side.


Conveyancing - Remortgaging a property in Hillsborough

The most common reason people remortgage is to secure a lower interest rate. There are other reasons to consider remortgaging, such as borrowing more to help pay for an extension, or switching from interest-only to repayment.

An efficient conveyancing solicitor in Hillsborough will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a critical factor in securing the rate you want.

The property lawyer will act for both you and the bank or building society to certify the lender's new interest is correctly registered and the lender's interests are protected.

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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