Updated: October 12, 2018

Holmfirth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Holmfirth

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Holmfirth for the legal work for a home sale or purchase.

Are Holmfirth conveyancing fees and costs fixed?

Some conveyancing solicitors in Holmfirth work on an hourly rate, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden costs. Your quote sets out exactly what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like HMLR fees or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Holmfirth cost?

Although conveyancing fees in Holmfirth will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. a commons registration search, may be needed.

With Quittance, there are no hidden costs or nasty surprises. For standard conveyancing transactions, the conveyancing fee we quote is the fee 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Holmfirth

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

It remains, however, the duty of a conveyancing solicitor in Holmfirth to carry out due diligence on the property, deliver their report on title to the purchaser, make practical suggestions and confirm that the Land Registry's record of the property is updated.

This section discusses the kinds of residential property which may involve additional risk for homebuyers who need conveyancing solicitors in Holmfirth.

Your Holmfirth conveyancing solicitor must be lender-approved

Whether your mortgage is with a financial institution like GE Money Home Lending or a large lender such as Lloyds Bank, before choosing a conveyancing solicitor in Holmfirth it is very important that you make sure that they can act for your lender.

Your lawyer may not be able to carry out the legal work for your lender, because some banks and building societies are only prepared to work with a selected list (known as a 'panel') of firms.

If that is the case, the lender will need a second solicitor firm to complete the legal work, and you will be expected to pay this alternative solicitor's fees. This can push back the completion date of the purchase.

Major delays can arise if you do not confirm your property lawyer's lender panel status.

Our solicitors can act on behalf of all lenders.

Searches (Kirklees Metropolitan Borough Council)

Searches are submitted by Holmfirth conveyancing solicitors in order to identify any wider issues that might potentially affect the value of the property you are buying. They include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Chancel repair liability - involves 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.

Your lawyer will tell you if your chosen lender requires any additional searches, such as a radon gas search or a disadvantaged area search.

The typical delivery time for Residential property searches obtained from Kirklees Metropolitan Borough Council is 4 weeks, so quicker regulated searches will be advisable.

Planning searches

The conveyancing solicitor acting for the buyer also obtains office copies from HM Land Registry, helping to evidence any potential issues, such as neighbours' rights of access or outbuildings lying outside the boundary.

Kirklees Metropolitan Borough Council Council Tax

Kirklees Metropolitan Borough Council calculate council tax on Holmfirth homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,075.

Holmfirth conveyancing solicitors will inform a purchaser 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 £1,556.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if you are a live in carer looking after someone who isn't a spouse or relative.

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

Can I dispute my council tax rate?

Contact the VOA for more information on how to challenge your tax band:

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

Owners can apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Holmfirth properties

The current stamp duty threshold is £125,000. Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

Quittance is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

This table sets out SDLT for property in Holmfirth:

  Average sale price (2017) Stamp Duty
Average price £234,464 £2,189.28
Average price (detached) £345,723 £7,286.15
Average new build £317,637 £5,881.85

Stamp duty relief for first-time buyers in Holmfirth

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you already own another property , anywhere in the world you will be subject to a stamp duty surcharge of 3%. E.g. if a second property was bought for £234,464 then the SDLT including the surcharge would be £11,723.20. .

Conveyancing solicitors in Holmfirth will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Holmfirth

New build site

Buying a leasehold house or flat can be complex, compared to buying a freehold home. Numerous legal issues could be awaiting the unsuspecting purchaser, including:

  • unreasonable managing agent fees
  • spiralling ground rents
  • excessive freehold premiums
Incomplete leasehold information, delivered by a conveyancing solicitor with only freehold experience, could have serious financial implications.

A expert conveyancing solicitor in Holmfirth will investigate aspects of the leasehold purchase, such as unexpired lease terms, service charges and reviewing the lease itself (some documents can be centuries old).

Ensure that you are fully-informed regarding your planned purchase thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Holmfirth?

Building site

The average cost of new builds in Holmfirth is £317,637. 25 brand new homes were purchased in Holmfirth last year.

A new-build conveyancing solicitor in Holmfirth will need to be familiar with local Holmfirth issues and the extra complexities associated with new build, such as confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and dealing with fast exchange timeframes.

Our award-winning new build conveyancing team are experts in meeting short developer deadlines and new build purchases.

West Yorkshire Conservation areas

Your conveyancing solicitor will need to check whether the residential property you are going to buy is in one of Holmfirth's conservation areas. If it is, the house will be affected by certain constraints. Referred to as Article 4 directions, these building controls may include anything from restrictions on the use of cladding, to possible restrictions on solar panel positioning.

If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.

The Kirklees local planning authority has assigned conservation area-status to parts of Holmfirth. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Holmfirth's conservation areas.

Conveyancing - Selling a property in Holmfirth

Conveyancing for a sale of a house or flat is more straightforward than when buying. The buyer's solicitor conducts thorough due diligence on your home. Conveyancing solicitors in Holmfirth acting for the seller just collects any required paperwork and replies to the solicitor's standard and additional enquiries .

How to improve the odds of your sale going through

Homes will frequently have a broad spectrum of complex issues (such as restrictive covenants or not having appropriate warranties) that can protract a transaction.

Don't bury your head in the sand, trusting that the issue won't be discovered. Get advice and deal with it promptly.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

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

The complexities of leasehold mean conveyancing solicitors in Holmfirth will usually undertake additional work, and this could include getting an up-to-date service charge statement, through to a copy of any notices served on the leaseholder.

It is strongly advised that you instruct a leasehold specialist as soon as is practicable to speed up the handling of the legal work.

What if Quittance conveyancers are acting for the other side?

CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA rules prevent the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You could contact a property solicitor firm in Holmfirth to undertake your conveyancing, if we are doing the legal work for the other side.

Local Holmfirth conveyancing solicitor directory

  • Bailey Smailes, 38 Huddersfield Road, Holmfirth, West Yorkshire, HD9 2JW
  • Ramsdens Solicitors LLP, 102 Huddersfield Road, Holmfirth, West Yorkshire, HD9 3AX
  • Conway Mcillmurray Solicitors, 9 Lupton Square, Honley, Holmfirth, Huddersfield, HD9 6AD
  • Switalskis Solicitors Limited, 24 Westgate, Honley, Holmfirth, West Yorkshire, HD9 6AA

Conveyancing - Remortgaging a property in Holmfirth

By far the most common reason homeowners remortgage is to get a more affordable interest rate. There are other reasons to think about remortgaging, such as releasing capital, or wanting to overpay when the lender refuses.

You should be able to enjoy a better rate earlier by using a more proactive conveyancing solicitor in Holmfirth, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

A property lawyer will act for both you and your new lender to ensure the mortgage provider'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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