Updated: October 12, 2018

Hornsea conveyancing solicitor fees

No Move, No Fee conveyancing in Hornsea

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

How are Hornsea conveyancing fees calculated?

We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in Hornsea who offer services on a fees per hour basis. Your quote explains what fees you will need to pay when your house or flat sale completes.

Are there any other costs?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as managing agent fees or Stamp Duty Land Tax.

See: Complete list of conveyancing fees

How much will the total Hornsea solicitor conveyancing fees be?

Although conveyancing fees in Hornsea will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and specific extra searches, such as a flood plain search, may be necessary.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For a standard conveyancing transaction, what 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 considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Hornsea

In carrying out the conveyancing for a property purchase, a Hornsea conveyancing solicitor will examine the draft contract and investigate the legal ownership rights or 'title' of the property and report back to the buyer and the lender.

Following their enquiries the lawyer will make recommendations and will find solutions to outstanding defects and other issues and ensure the title is transferred to the new owner.

The content below examines those parts of the buying process for conveyancing solicitors in Hornsea necessitating a deeper level of knowledge.

Your Hornsea conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like the Monmouthshire Building Society or a major lender such as RBS, before appointing a conveyancing solicitor in Hornsea it is vital that you check that they are on the panel of your mortgage lender.

The majority of banks and building societies will only accept a restricted list (called a 'lender panel') of solicitors or licensed conveyancers that meet stringent standards. If your solicitor is not on the panel of your mortgage lender, the lender will probably need a second firm to act in their interests.

The home buyer will be expected to pay this substitute lawyer's fees, and weeks could be added to the conveyancing process.

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

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

Conveyancing Searches (East Riding of Yorkshire Council)

Residential property searches are questions submitted to public bodies by Hornsea conveyancing solicitors to identify issues affecting the property being purchased.

Searches are primarily performed to satisfy mortgage conditions, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will tell you if your lender requires any more searches, such as a tin mining search or a disadvantaged area search.

The estimated delivery time for property searches delivered by East Riding of Yorkshire Council is 10 weeks, so faster personal (as opposed to official) searches will be recommended.

Checking planning permission status

The conveyancing solicitor acting for the buyer will source the Title Register from the Land Registry. This will help to highlight any planning issues. These issues could include the title plan showing only very general boundaries or neighbours' rights of access.

East Riding of Yorkshire Council Council Tax

As a homeowner in Hornsea, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Valuation Band B house in Hornsea, the council tax would be £1,351 per year.

Hornsea conveyancing solicitors will inform a 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 could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is an apprentice school leaver or YTS trainee. Property constructed after 1991 is assessed and allocated a band by the Valuation Office Agency.

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?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 100 council tax challenges were made, of which 30 were upheld and refunds awarded. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Hornsea properties

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value residential property. The purchaser's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance's integrated conveyancing case management system are fully integrated with HMRC's electronic filing systems.

This table sets out SDLT for property in Hornsea:

  Average sale price (2017) Stamp Duty
Average price £168,059 £861.18
Average price (detached) £215,183 £1,803.66
Average new build £170,332 £906.64

Stamp duty relief for first-time buyers in Hornsea

First-time buyer stamp duty relief is available on property purchases below £300k. Higher rates of SDLT apply to buyers of second property in the form of a 3% stamp duty surcharge. For example, if a property owner bought a second home in Hornsea for the average price of £168,059 the SDLT would be £8,402.95.

Hornsea conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Hornsea

New build site

It can be risky to buy a leasehold home if you are unaware of the implications. The many potential problems lying in wait for the unsuspecting purchaser include spiralling ground rents and excessive freehold premiums.

Severe consequences can result from a solicitor's failure to give good leasehold advice.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Hornsea will investigate aspects of the leasehold purchase, e.g. share of freehold complexity, service charge records from the last three years and reviewing the lease.

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

Buying a 'New Build' property in Hornsea?

House under construction

According to HMLR data, the average price for new builds in Hornsea is £170,332. 21 new builds were purchased in Hornsea last year.

A new-build conveyancing solicitor in Hornsea must be familiar with local issues and the added complexities of new build, such as checking new build mortgage procedures are followed and dealing with incomplete service connection agreements.

Our expert new build team provide an expert appraisal of the property's legal status, with close attention paid to issues like problematic leasehold terms and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

North Yorkshire Conservation areas

If you are planning to purchase a house in a conservation area in Hornsea, the property must be compliant with any local conservation area building controls. Called Article 4 directions, these constraints can include:

  • Restrictions on the removal of front boundary walls, railings or fences
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the installation of VELUX windows

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

Parts of Hornsea lie within a East Riding of Yorkshire LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Hornsea's conservation areas.

Conveyancing - Selling a property in Hornsea

The legal process for a sale of a home is less complicated than for a property purchase. With a purchase, caveat-emptor' means that the onus lies entirely with the buyer to establish that the legal title of the property does not have any legal issues.

Conversely, with a sale, conveyancing solicitors in Hornsea acting for the existing owner need only respond to questions set by the buyer's conveyancing solicitor.

What factors could threaten your sale?

Hurdles, like being a listed building with non-compliant alterations or not having a building regulations completion certificate, can significantly delay the sale process if they are ignored.

Generally speaking, you should face these issues head on and fix them.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat (houses are rarely leasehold) is significantly more specialised than for a more straightforward freehold house.

Leasehold complexity involves extra work on the part of conveyancing solicitors in Hornsea. This can involve collating the latest service charge and ground rent statement or details of any unresolved disputes.

To reduce delays, it is strongly advised that you instruct a property lawyer with leasehold experience as soon as possible.

What if Quittance is already acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a property sale.

You may want to instruct a property solicitor firm in Hornsea to carry out your conveyancing, if a Quittance conveyancing solicitor is acting for the other side.

Local Hornsea conveyancing solicitor directory

  • Brewer Wallace Limited, 10 Southgate Court, Southgate, Hornsea, North Humberside, HU18 1RP

Conveyancing - Remortgaging a property in Hornsea

The main reason people remortgage a home is to get a more attractive interest rate. Other reasons to remortgage include consolidating debts, or switching from interest-only to repayment.

A good conveyancing solicitor in Hornsea will complete the conveyancing quickly, and move you to the better rate sooner. With the future of interest rates uncertain, fast conveyancing can be a contributing factor to securing the rate you want.

To ensure that the lender's interests are protected, a property lawyer will need to 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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