Updated: October 12, 2018

Hull conveyancing solicitor fees

No Move, No Fee conveyancing in Hull

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Hull for the legal work associated with buying or selling a property.

Are Hull conveyancing fees and costs fixed?

Some conveyancing solicitors in Hull work on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden extras. Your quote sets out exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as HMLR fees or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Hull cost in total?

Although conveyancing fees in Hull will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a mining search, may be needed and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden fees or surprises in the small print. For a standard sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, 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 Hull

The city of Kingston upon Hull (usually abbreviated to Hull) takes its name from the river Hull and lies at its confluence to the Humber estuary.

Its economy was built on seafaring and trading and it remains an important busy port, employing around 5,000 people directly and 18,000 indirectly. Other industries include chemical, healthcare and food manufacturing. New investment and economic regeneration is attracting green energy industries to the Humber region.

Hull hosted a very successful UK City of Culture in 2017 and this has helped raise the profile of the city as a vibrant, friendly and pleasant place to live.

Conveyancing for home buyers

The legal work for a homebuyer will need a conveyancing solicitor in Hull to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing rights) to historic flooding affecting the future saleability of the property.

The conveyancer will feed the results of their enquiries back to the buyer and their mortgage lender, help with resolving any problems and register the new owner's title at the Land Registry.

This section of the article gives advice to assist homebuyers who want conveyancing solicitors in Hull.

Your Hull conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a large lender such as Barclays Bank, to a financial institution like the Furness Building Society. Before you choose a Hull conveyancing solicitor, it is very important that you make sure that they are on the panel of your mortgage lender.

Quite a few mortgage lenders will only work with a restricted group of legal practices. If a solicitor can't act for your mortgage lender, the lender will require an alternative legal firm to act in their interests.

The home buyer will then have to cover this substitute lawyer's costs and the conveyancing process could take much longer.

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

Our conveyancing solicitors can perform the conveyancing for all lenders.

Hull City Council searches and other searches

Property searches are enquiries made by Hull conveyancing solicitors to identify issues affecting your new home.

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

Further searches, such as a highways authority search or a contaminated land report, may also be advised subject to the outcome of the initial searches.

Homebuyers should expect to wait approximately 4 weeks for Local Authority searches provided by Hull City Council, so your lawyer will recommend using quicker personal searches.

Planning permissions

Office copies will also be ordered from the Land Registry by your conveyancing solicitor. This will help to expose potential planning issues, such as restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

Hull City Council Council Tax

The council tax paid by a homeowner is based on a number of factors which include the number of people living at the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). E.g. a house in the Hull City Council area in Band D would pay £1,613 per annum.

A conveyancing solicitor in Hull will inform a buyer of the home's council tax band once they are themselves notified.

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 £1,210.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or if the property is owned by a charity and is unoccupied. The Valuation Office Agency assign council tax bandings for new homes, and where the owner has requested a revaluation.

Band Hull City Council Tax (2018)
A £1,076
B £1,255
C £1,434
D £1,613
E £1,972
F £2,330
G £2,689
H £3,227

Could I be overpaying council tax?

To appeal contact:

Valuation Office Agency
King William House
Market Place
North Humberside

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Hull properties

SDLT is paid to HM Revenue & Customs by completing an SDLT1 form. The form is lengthy and complex.

If the purchase price of your new home is over the £125,000 threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.

HM Revenue & Customs rejections are avoided using the latest case management system.

This table sets out stamp duty for property in Hull:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £130,256 £105.12
Average price (detached) £182,951 £1,159.02
Average new build £116,294 £0.00
Higher rates of SDLT apply to buyers of second property in the form of a 3% surcharge. E.g. if a second home was bought for £130,256 then the SDLT including the surcharge would be £6,512.80. .

Stamp duty relief for first-time buyers in Hull

Since 2017, first-time buyers only need to pay stamp duty on homes valued over £300,000.

Conveyancing solicitors in Hull should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Hull

New build site

Over 100,000 property owners in England face property leases with problematic conditions. The many potential traps awaiting the unsuspecting buyer include exponential ground rents and leases with fewer than 80 years to run.

Serious financial ramifications can result from an inexperienced solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to buy a property with a lease, a specialist conveyancing solicitor in Hull will consider potential leasehold issues, for example :

  • checking the lease itself
  • current-year service charge estimates
  • dealing with freeholders and managing agents
  • freeholder plans to sell the building

Ensure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Hull?

Building site

The average sale price of a new build home in Hull is £116,294, according to data gathered by the Land Registry. 21 brand new properties have been bought in Hull in 2018 so far.

The legal work for purchasing a new build home requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Hull must be conscious of local issues and will need to investigate several key factors, including dealing with fast exchange timeframes and spotting incomplete agreements for roads and sewers.

Our team of conveyancers specialise in representing buyers to achieve the best outcome and meeting short developer deadlines.

Conservation areas

Your conveyancing solicitor will need to check whether the property you are intending to buy is in one of Hull's conservation areas. If it is, the house will be affected by certain restrictions. These conditions, called Article 4 Directions, could include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

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 carried out the alterations.

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

Conveyancing - Selling a property in Hull

Conveyancing for a sale of a house or flat is less difficult than when buying. When property changes hands, the principle of 'buyer beware' means that the onus lies with the purchaser to confirm that the legal title of the property is mortgageable and free from legal issues.

When selling, conveyancing solicitors in Hull acting for the seller just answer the buyer's solicitor's formal enquiries.

How to reduce the risk of an abortive sale

Hurdles, like restrictive covenants, can actually derail a sale.

It is best not to procrastinate as it is highly unlikely that the problems won't be picked up - talk to a professional instead and tackle it as soon as you can.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

Conveyancing for a leasehold flat (leasehold houses are uncommon) is a great deal more difficult than for a freehold house.

Conveyancing solicitors in Hull must usually carry out further legal work, including applying for managing agent information, through to finding out if there are any payment arrears.

It is highly recommended that the vendor contact a solicitor as soon as possible to reduce delays associated with leasehold property. Some Managing agents are painfully slow to respond.

What if Quittance conveyancers are acting for the other side?

Solicitors Regulation Authority rules restrict the same solicitor from working on behalf of both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in Hull to carry out your conveyancing, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Hull conveyancing solicitor directory

  • Andrew Kingston & Co, Ground Floor, Lowgate House, Lowgate, Hull, East Yorkshire, HU1 1EL
  • Brewer Wallace Limited, 2 Parliament Street, Hull, HU1 2AP
  • Burstalls, Ocean Chambers, 54 Lowgate, Hull, East Yorkshire, HU1 1EJ
  • Graham & Rosen Limited, 8 Parliament Street, Hull, East Yorkshire, HU1 2BB
  • Lockings Legal Services Limited, St. Marys Court, Lowgate, Hull, North Humberside, HU1 1YG

Conveyancing - Remortgaging a property in Hull

Whilst homeowners consider remortgaging for a range of reasons, homeowners will usually remortgage a home to get a lower interest rate.

Homeowners can enjoy the benefits of a better rate sooner by using a more efficient conveyancing solicitor in Hull, working to shorten the processing time of the legal work. With rate rises hard to predict, fast conveyancing can be a key consideration when securing your preferred rate.

So that they can confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will need to act for both you and the mortgage provider.

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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