Updated: October 12, 2018

Hoyland conveyancing solicitor fees

No Move, No Fee conveyancing in Hoyland

Conveyancing solicitor fees are the costs you pay to your Hoyland conveyancing solicitor for the legal work involved in moving home.

Do Hoyland conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Hoyland will work on an hourly-rate basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no unexpected, additional costs. Your quote explains exactly what you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

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

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like identity verification checks or bankruptcy checks.

See: A guide to all conveyancing fees

How much will the total Hoyland solicitor conveyancing fees be?

Although conveyancing fees in Hoyland will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a historic mining search, may be needed and Local Authority Search fees can vary.

There are no hidden costs or nasty surprises with Quittance. For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. 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 Hoyland

The legal work for a homebuyer needs a conveyancing solicitor in Hoyland to consider a wide range of issues. Examples of such factors are lost title deeds and factors affecting the mortgageability (e.g. a boundary dispute).

The purchaser's solicitor will report their findings back to the purchaser and their mortgage lender, solve outstanding issues and register the title in the new owner's name.

The following offers advice for people who need conveyancing solicitors in Hoyland for a purchase.

Your Hoyland conveyancing solicitor must be lender-approved

Before appointing a conveyancing solicitor in Hoyland, it is critical that you make sure that they are on the panel of your lender, whether you are obtaining a mortgage from Paratus AMC, Barclays Bank or any other lender.

The majority of mortgage lenders are only happy to work with a restricted panel of solicitors or licensed conveyancers that meet stringent standards. If your solicitor is unable to act for your lender, the lender will probably need an alternative legal firm to carry out the legal work.

The purchaser will be expected to pay this alternate solicitor's fees, and the conveyancing process can take much longer.

Failing to confirm your lawyer's lender panel status can create problems and delays.

Quittance Conveyancing can act on behalf of all banks and other lenders.

Barnsley Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Hoyland conveyancing solicitors to identify information and potential issues affecting your planned purchase.

Searches are firstly carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your conveyancer will make you aware if your lender insists on any further searches, for example a Crossrail search or a commons registration search.

Homebuyers should expect to wait around 4 weeks for LA searches provided by Barnsley Borough Council, so your conveyancer will instead use a quicker local search agent.

Ensuring planning permission is in place

Official Entries will also be obtained from the Land Registry by the buyer's conveyancing solicitor. This helps to find any potential issues, such as restrictive covenants governing the use of the property or a difference between the agent's floorplan and the title plan.

Barnsley Borough Council Council Tax

Barnsley Borough Council calculate your council tax based on a number of criteria including the size of the property and the value of the property. E.g. a house in the Barnsley Borough Council area in Tax Band D would pay £1,667 per annum.

Hoyland conveyancing solicitors will inform the purchaser of the property's tax band as soon as they are made aware.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,250.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the property is armed forces accommodation.

Band Barnsley Borough Council Tax (2018)
A £1,112
B £1,297
C £1,482
D £1,667
E £2,038
F £2,408
G £2,779
H £3,335

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 saw a reduction. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Hoyland properties

With some exceptions, if you buy a property over the £125k threshold you will have to pay Stamp Duty Land Tax. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for local properties:

  Average selling price (2018 to date) SDLT
Average price £159,561 £691.22
Average price (detached) £260,050 £3,002.50
Average new build £194,695 £1,393.90

Stamp duty relief for first-time buyers in Hoyland

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the home is not rented out. E.g. if a second home was bought for £159,561 then the SDLT including the surcharge would be £7,978.05. .

Hoyland conveyancing solicitors should ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Hoyland

New build site

Buying a leasehold home can be challenging when compared to buying a freehold property. The numerous common problems awaiting the unsuspecting buyer could include:

  • onerous covenants
  • ground rent multipliers
  • sinking fund issues
Serious consequences can result from an inexperienced solicitor's bad leasehold advice.

A good conveyancing solicitor in Hoyland will consider possible leasehold issues, e.g. sinking funds, ground rents and service charges and reviewing the lease itself (some leases are over 100 years old).

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Hoyland?

New build site

147 new build houses and flats have been bought in Hoyland in 2018 so far, (sce: Land Registry). The average value of new build property in Hoyland is £194,695.

A new-build conveyancing solicitor in Hoyland must be well-versed in both local considerations and the complications associated with new build, e.g. handling reservation fees and handling initial Land Registry registration.

Our highly qualified team of new build conveyancers are specialists in working to developer exchange timeframes and representing buyers to achieve the best outcome.

Conservation areas in South Yorkshire

When carrying out the legal work for a home in Hoyland, a conveyancing solicitor will need to confirm if the residential property is in one of Hoyland's conservation areas. If it is, the house could be affected by specific building controls. Called Article 4 directions, these building controls can include anything from restrictions on hard standings at the front of the property, to restrictions on the removal of front boundary walls.

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 was responsible for the changes.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Hoyland.

Conveyancing - Selling a property in Hoyland

The conveyancing process on a house sale usually requires less work than for a purchase. When property changes hands, caveat-emptor' means that the onus is on the buyer to validate that the title of the property they are buying is legally sound.

With a sale, conveyancing solicitors in Hoyland acting for the current owner only need to answer enquiries made on behalf of the buyer.

Why do sales fall through?

Common issues, like not being connected to the water mains, can threaten your move if not handled appropriately.

Don't bury your head in the hope that any issues won't be spotted, instead talk to a professional, face the issues head on, and find a solution as early as possible.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are rare) is a great deal more technical than for a freehold property.

Hoyland conveyancing solicitors will also need to carry out additional work, and this could include getting an up-to-date service charge statement, through to any details of rules covering common parts that are not contained in the lease.

It is strongly advised that the seller instructs a leasehold-specialist conveyancer as soon as possible to ensure the legal technicalities are handled correctly.

Can your conveyancing solicitors act for both sides?

Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a property sale. However, CLC-regulated conveyancers, can act for both parties.

You can contact a local Hoyland conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

Local Hoyland conveyancing solicitor directory

  • Pennine Law Limited, Riversdale, 34 Market Street, Hoyland Nether Barnsley, Barnsley, South Yorkshire, S74 9QR

Conveyancing - Remortgaging a property in Hoyland

Reducing monthly repayments by finding a lower interest rate is generally why homeowners decide to switch lenders. There are other reasons, for example moving from a tracker to a fixed-rate, or consolidating debts.

An efficient conveyancing solicitor in Hoyland will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when securing your preferred rate.

A property lawyer will represent both you and the mortgage lender, in order to ensure the HM Land Registry is notified of the lender's charge over the property and the lender's interests are safeguarded.

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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