Updated: October 12, 2018

Horsforth conveyancing solicitor fees

No Move, No Fee conveyancing in Horsforth

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

Do Horsforth conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Horsforth work on a fees per hour basis, and others on a fixed fee (or 'No Move, No Fee') basis. Our conveyancers work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote will set out all fees and other costs you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

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

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like managing agent fees or bankruptcy checks.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Horsforth cost?

Whilst conveyancing fees in Horsforth will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a mining search, may be needed.

For a standard conveyancing transaction, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Horsforth

The legal work for a home purchase will require the Horsforth conveyancing solicitor to consider a wide range of issues. Examples of such factors are problems with the property's title (e.g. adverse possession) and the future saleability of the property.

The buyer's lawyer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), find solutions to outstanding defects and other issues and confirm that the legal title passes to the new owner.

The following offers advice to assist homebuyers looking for conveyancing solicitors in Horsforth.

Your Horsforth conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in Horsforth, it is essential that you check that they are on the panel of your lender, whether you are getting a mortgage from Capital Home Loans, Santander or any other lender.

Your lawyer may be unable to act for your lender, because some lenders will only work with a restricted panel of legal practices that meet stringent standards.

Should this be the case, the lender will probably need a second law firm to carry out the legal work, and you will usually need to pay this second solicitor's costs. The additional work can mean the process takes much longer.

Neglecting to check the lender panel status of your conveyancing lawyer can create problems and delays.

Our conveyancing solicitors are approved members of all lender panels.

Searches (Leeds City Council)

Residential property searches are carried out by Horsforth conveyancing solicitors to help to identify any wider issues that could compromise how much the property you are buying is worth. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 Local Land Charge Register and CON29 Enquiry Form
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Chancel repair liabilitysome Horsforth property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More pertinent searches, such as a more detailed flood report or a ground stability report, may also be advised in the standard searches.

Buyers should anticipate a wait of roughly 4 weeks for Local Authority searches from Leeds City Council. As a result, quicker regulated searches will be recommended.

Planning issues

Official Entries (or 'office copies') will also be sourced from the Land Registry by the homebuyer's conveyancing solicitor, assisting with the identification of any issues. These issues could include a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

Leeds City Council Council Tax

Leeds City Council calculate your council tax based on a number of criteria e.g. the size and layout of the property and the value of the property. For instance the occupier of a Tax Band D property in the Leeds City Council area would pay annual council tax of £1,574.

A conveyancing solicitor in Horsforth will inform the purchaser of the home's tax band as soon as they are 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 £1,181.

Other discounts and exemptions may 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.

Band Leeds City Council Tax (2018)
A £1,049
B £1,224
C £1,399
D £1,574
E £1,924
F £2,274
G £2,624
H £3,148

Could I be overpaying council tax?

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

Valuation Office Agency
Castle House
31 Lisbon St
Leeds
LS1 4DR
West Yorkshire

A homeowner can ask for their property to be reassessed. The band could be revised up as well as down.

Stamp Duty on Horsforth properties

If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable. 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.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for average West Yorkshire properties:

  Average selling price (February 2018) Stamp Duty Land Tax
Average price £170,287 £905.74
Average price (detached) £296,063 £4,803.15
Average new build £320,724 £6,036.20
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if an existing homeowner bought a second home in Horsforth for the average price of £170,287 the stamp duty would be £8,514.35.

Stamp duty relief for first-time buyers in Horsforth

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Horsforth should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Horsforth

New build site

The drawbacks of leasehold property ownership remain of serious concern. Exponential ground rents, unfair developer practices and sinking fund issues are but a few of the many potential difficulties lying in wait for an uninformed buyer.

Misguided leasehold advice, from an inexperienced property lawyer, can have costly, long-term consequences.

If you intend to purchase a property with a lease, a good conveyancing solicitor in Horsforth will address aspects of leasehold, such as possible service charge shortfalls, leases approaching 80 years remaining and dealing with freeholders and managing agents.

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Horsforth?

House being built

The average price for a new build property in Horsforth is £243,458, according to local information gathered by the Land Registry. 148 brand new properties have been bought in Horsforth in 2018 so far.

A new-build conveyancing solicitor in Horsforth must be familiar with both local Horsforth factors as well as new build's added complexities, e.g. negotiating new build contracts, dealing with lender conditions and checking new build warranties with warranty providers such as NHBC, Advantage and Trenwick International.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal title of the house or apartment, whilst being mindful of issues like the home's future mortgageability and 'doubling' ground rent and service charges (where applicable).

Conservation areas in West Yorkshire

Your conveyancing solicitor will check if the property you are intending to buy is in a conservation area in Horsforth. If it is, the property is affected by conditions. Called Article 4 directions, these building controls can include anything from restrictions preventing paving over the front garden, to restrictions on replacing roof tiles.

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.

The local planning authority (LPA) for Leeds has designated conservation area status on certain areas of Horsforth. Your conveyancing solicitor will address whether your planned purchase is located one of Horsforth's conservation areas.

Conveyancing - Selling a property in Horsforth

Conveyancing for a sale of a home is generally simpler than when buying. The buyer's conveyancer undertakes a full legal review into the property and its legal title, whereas conveyancing solicitors in Horsforth acting for the vendor mostly just answers the buyer's questions.

What factors could threaten your sale?

A house or flat can be burdened by any number of possible difficulties (for example having a flying freehold or a boundary dispute) which could frustrate a sale for weeks (or more).

It is usually a good idea for vendors to address such issues immediately.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

The conveyancing process for a leasehold flat (leasehold houses are uncommon) is significantly more difficult than it is for a freehold home.

Horsforth conveyancing solicitors must usually carry out further legal work, and this could include writing to the landlord for the last 3 years' service charge accounts, through to ensuring that leasehold forms are completed.

To speed up the leasehold conveyancing process, it is highly recommended that you instruct a property lawyer with leasehold experience as soon as an estate agent is chosen.

What if Quittance is acting for the other side?

SRA regulations restrict a single conveyancing solicitor from acting on both sides in a property sale. However, a CLC-regulated conveyancer, can act for both parties.

You could instruct a property solicitor firm in Horsforth to carry out your legal work, if we are acting for the other side.

Local Horsforth conveyancing solicitor directory

  • Jordans Solicitors, 9 Kerry Street, Horsforth, West Yorkshire, LS18 4AW
  • Law Offices UK Limited, New Road Side, Horsforth, Leeds, West Yorkshire, LS18 4QE
  • Richmond & Co, 127 New Road Side, Horsforth, Leeds, West Yorkshire, LS18 4QD
  • Stonebridge Projects Limited, 1 Featherbank Court, Horsforth, Leeds, West Yorkshire, LS18 4QF
  • Norton Connor Limited, 145-147 Town Street, Horsforth, Leeds, West Yorkshire, LS18 5BL

Conveyancing - Remortgaging a property in Horsforth

Reducing monthly repayments by finding a lower interest rate is usually the main reason why homeowners decide to switch lenders. There are other reasons, including releasing funds to help pay for home improvements, or getting on to a new fixed-rate deal.

Homeowners can enjoy the benefits of a better rate earlier by using a more efficient conveyancing solicitor in Horsforth, minimising the time taken to complete the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

It is key that your property lawyer can also represent your preferred bank or building society. Our conveyancing team are on all major UK lenders' panels, so whether you are switching to a tracker with Bradford & Bingley or to a joint mortgage with the Monmouthshire Building Society, we can assist.

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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