Updated: October 12, 2018

Horbury conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Horbury

Conveyancing solicitor fees are paid conveyancing solicitors in Horbury for the legal work involved in moving home.

How are Horbury conveyancing fees calculated?

Some conveyancing solicitors in Horbury offer services on an hourly rate, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your quote will explain what you will pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to the legal fees.

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 bankruptcy checks or landlord's notice fees.

See: Complete list of conveyancing fees

How much will the total Horbury solicitor conveyancing fees be?

Horbury conveyancing solicitor fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, such as a commons registration search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Horbury

When carrying out the legal work for a property purchase, a Horbury conveyancing solicitor will carry out due diligence on the tenure and investigate the title of the property and feed the results of their enquiries back to the buyer.

Following their enquiries the lawyer will give advice and will help with resolving any problems and ensure that the change of ownership is registered at the Land Registry.

The following discusses those areas of the buying process for conveyancing solicitors in Horbury that demand specialised skills.

Your Horbury conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a major lender such as Tesco Bank, to a less common lender like the Tipton & Coseley Building Society. Before you instruct a conveyancing solicitor in Horbury, it is essential that you check that they can represent your chosen lender.

Quite a few lenders will only work with a selected list (known as a 'lender panel') of law firms. If a solicitor is not on the panel of your chosen lender, the lender will need a second legal firm to carry out the legal work.

The borrower will usually need to pay this alternate solicitor's costs and the conveyancing process could take much longer.

Failing to confirm your conveyancer's lender panel status could mean significant delays.

Our solicitors are approved to act for all lenders.

Property Searches (Wakefield City Metropolitan District Council)

Searches are applied for by Horbury conveyancing solicitors to expose any broader issues that could possibly have an impact on how much the property you intend to buy will be worth.

Banks and building societies also expect conveyancing searches to be obtained. Required searches will include:

  • Local Authority search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Chancel repair liability - some Horbury property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your lawyer will tell you if your mortgage lender wants any more searches, for example a Crossrail search or a ground stability report.

Property purchasers should expect to wait roughly 3 weeks for Local Authority searches provided by Wakefield City Metropolitan District Council. Personal searches (as opposed to official LA searches) will therefore delivered sooner.

Planning permissions

The conveyancing solicitor acting for the buyer will get the Title Register from the Land Registry. This helps to find any planning issues, such as the title plan showing only very general boundaries or limits on the development of the property.

Wakefield City Metropolitan District Council Council Tax

The council tax paid by a homeowner is based on a variety of factors e.g. the size of the home and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). For example, a house in the Wakefield City Metropolitan District Council area in Band B would pay £1,237 per annum.

A conveyancing solicitor in Horbury will inform a purchaser of the home's tax band as soon as 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 £928.

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

Band Wakefield City Metropolitan District Council Tax (2018)
A £1,060
B £1,237
C £1,413
D £1,590
E £1,943
F £2,297
G £2,650
H £3,180

Can I challenge the council tax banding?

To challenge your banding contact:

Valuation Office Agency
Castle House
31 Lisbon St
West Yorkshire

In the financial year 2016/17, 40 council tax challenges were made. 20 resulted in a reduction.

Stamp Duty on Horbury properties

If you are buying a house that costs over £125,000, then you will have to pay stamp duty to HMRC. Completing the SDLT1 form in order to pay SDLT is a daunting prospect for a layperson.

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

This table sets out stamp duty for average property in West Yorkshire:

  Average selling price (2017) SDLT
Average price £179,728 £1,094.56
Average price (detached) £308,787 £5,439.35
Average new build £216,556 £1,831.12

Stamp duty relief for first-time buyers in Horbury

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 with relief up to £500,000 in some areas. Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the home is not let out. Therefore, if a homeowner in Horbury bought a second property for the average price of £179,728 the SDLT would be £8,986.40.

Horbury conveyancing solicitors should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Horbury

New build site

The potential risks associated with purchasing a leasehold flat in the UK have been well chronicled by the press. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, including unreasonable ground rents, unfair clauses in the lease and costly and undisclosed major works.

Misguided leasehold advice, from an inexperienced property lawyer, could have serious financial consequences.

If you intend to purchase a leasehold home, a experienced conveyancing solicitor in Horbury will address aspects of leasehold, for example leases approaching 80 years remaining, service charges, ground rents and buildings insurance arrangements and understanding regional and era-specific nuances of leases.

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

Buying a 'New Build' property in Horbury?

House being built

Based on local data sourced by HMLR, 148 new build properties have been bought in Horbury in 2018 so far. The average price for Horbury new builds is £243,458.

A new-build conveyancing solicitor in Horbury needs to be conscious of Horbury-specific factors and the specific issues associated with new build, e.g. helping with mortgage offer extension terms, working to builders' exchange timelines and working with warranty providers, including NHBC Buildmark, Zurich Municipal and Build Assure.

Our new build conveyancing department will provide a specialist assessment of the property's legal status, scrutinising contract concerns like onerous leasehold conditions and excessive ground rent and service charges (where applicable).

West Yorkshire Conservation areas

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, buying in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your home.

Referred to as Article 4 directions, these constraints can include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

The Wakefield local planning authority has assigned conservation area-status to parts of Horbury. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Horbury.

Conveyancing - Selling a property in Horbury

The legal process for a sale of a house or flat usually requires less work than for a purchase. The buyer's solicitor will have to carry out a detailed investigation on your home. Conveyancing solicitors in Horbury acting for the seller simply gathers together any pertinent information and answers the purchaser's enquiries .

What could go wrong?

Obstacles, such as not having suitable right of way, can actually delay the sale process.

It is better not to hide from the issue as solicitors are trained to unearth any such issues. Instead, get advice and work to resolve it at the earliest stage.

Useful reading:

Read more helpful advice for sellers here.


Conveyancing for a leasehold flat or house is significantly more technical in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Horbury will usually undertake additional work, which could include collating the latest service charge and ground rent statement, through to any documentation relating to forfeiture proceedings.

To accelerate the handling of the leasehold work, it is strongly advised that you contact a conveyancer with leasehold experience as soon as is practicable.

What if Quittance conveyancers are acting for the other side?

Solicitors Regulation Authority (SRA) rules ban the same solicitor from acting on both sides in a house sale. CLC-regulated conveyancers, however, can act for both parties.

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

Local Horbury conveyancing solicitor directory

  • Chadwick Lawrence LLP, 22 Westfield Road, Horbury, Wakefield, West Yorkshire, WF4 6HP

Conveyancing - Remortgaging a property in Horbury

People remortgage for a variety of reasons, such as wanting a more flexible mortgage, or releasing funds to help kids get on the property ladder. The main reason, however, is to lower their monthly repayments.

A proactive conveyancing solicitor in Horbury will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting the mortgage rate you want.

To certify that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and your new lender.

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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