Award-winning No Move, No Fee conveyancing for Ilkley home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Whether you are buying or selling a property, and need conveyancing solicitors in Ilkley, Quittance Conveyancing's no sale - no fee property lawyers can assist.
We offer guaranteed fixed conveyancing fees, and our focus on better communication between all parties means you will never be uncertain about how your sale or purchase is progressing.
Our no move no fee service means should your move not proceed, even if you decide to pull out, you won't incur any conveyancing solicitors' legal fees.
Ilkley's most communicative conveyancing service
According to Law Society market research into home mover experiences, 46% of the home buyers asked said poor communication prolonged the home moving process.
The client charters of both the Law Society's CQS and the CLC are particularly focused on resolving conveyancing solicitors' communication-related problems.
Despite this, according to a survey carried out by the Conveyancing Association, one quarter of conveyancing transactions fail due to poor communication.
Quittance Conveyancing's team of Ilkley conveyancing solicitors aim to deliver the UK's most communicative and client-friendly conveyancing service. We provide you with the answers you need by phone, email and via online case management, every day of the week:
- Lowest Ilkley conveyancing solicitor fees
- Open Saturdays
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Easy-to-use and mobile-friendly case handling technology
- Stay in touch with the progress of your case via SMS, phone and email
- Email address and direct line for your conveyancer
Updated: October 12, 2018
Ilkley conveyancing solicitor fees
No Move, No Fee conveyancing in Ilkley
Conveyancing solicitor fees are the costs you pay your Ilkley conveyancing solicitor for the legal work for a home sale or purchase.
Do Ilkley conveyancing solicitors work on a fixed fee basis?
Our solicitors work on a guaranteed fixed conveyancing fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Ilkley who offer services on an hourly-rate basis. Your conveyancing quote sets out all fees and other costs you will be charged when your sale or purchase goes through.
Are there any other costs?
You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.
Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as ID checks or Stamp Duty.
How much will conveyancing in Ilkley cost in total?
Though conveyancing fees in Ilkley will be the same as anywhere else in the UK, the disbursements required can vary. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a Coal Authority search, may be needed.
With Quittance Conveyancing, there are no hidden costs or nasty surprises. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Ilkley
In carrying out the conveyancing for the purchase of a house or flat, the conveyancing solicitor in Ilkley will carry out due diligence on the title of the property and make their "report on title".
After making their enquiries the lawyer will offer professional advice and will help with resolving any problems and confirm that the legal title passes to the new owner.
This section discusses those types of property that involve additional hazards for homebuyers looking for conveyancing solicitors in Ilkley.
- Conveyancing solicitors in Bingley
- Conveyancing solicitors in Huddersfield
- Conveyancing solicitors in Keighley
- Conveyancing solicitors in Otley
- Conveyancing solicitors in Shipley
- Conveyancing solicitors in Skipton
- Conveyancing solicitors in West Yorkshire
Your Ilkley conveyancing solicitor must be lender-approved
Before you select a Ilkley conveyancing solicitor, it is paramount that you confirm that they can represent your chosen lender, whether you are obtaining a mortgage from Bluestone Mortgages, the Co-operative Bank or any other lender.
Quite a few banks and building societies will only work with a restricted group of legal firms. If a conveyancer cannot act for your chosen lender, the lender will need a different firm to complete the legal work.
You will be expected to pay this substitute lawyer's fees and significant delays to your move could occur.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Bradford Metropolitan Council)
Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of public bodies by Ilkley conveyancing solicitors to identify issues affecting your new home. They include:
|Local Authority (LA) search||covers the details of planning applications, decisions and the enforcement of breaches or violations.|
|Drainage & Water search||identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.|
|Environmental search||identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.|
|Chancel repair liability||some Ilkley property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
Additional searches, such as a highways search or a commons registration search, may also be recommended depending on the contents of the standard searches.
Purchasers will have to endure a wait of approximately 4 weeks for conveyancing searches provided by Bradford Metropolitan Council. Your lawyer will therefore recommend using faster personal searches.
Office copies will also be obtained from the Land Registry by the conveyancing solicitor acting for the homebuyer, assisting with the identification of planning issues, such as outbuildings lying outside the boundary or neighbours' rights of access.
Bradford Metropolitan Council Council Tax
Council tax is calculated by Bradford Metropolitan Council on property value and the number of people living in the property. The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,398.
A conveyancing solicitor in Ilkley will inform a purchaser of the property's 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 £1,049.
Other discounts and exemptions may also apply, e.g. a 10% discount for second homes or if you are a live in carer looking after someone who isn't a spouse or relative. The Valuation Office Agency (VOA) calculate council tax bands for new build homes, and where the owner has requested a revaluation.
|Band||Bradford Metropolitan Council Tax (2018)|
Can I dispute my band?
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made, of which 40 were upheld and refunds awarded. To challenge your banding contact:
Valuation Office Agency
31 Lisbon St
Stamp Duty on Ilkley properties
After a home sale has completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.If a home is valued at over £125,000, the buyer usually must pay SDLT.
Quittance Conveyancing is able to administer the SDLT process faster and more efficiently than ever, using integrated online systems.
See table below for Stamp Duty Land Tax examples for homes in Ilkley:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£506,550||£15,327.50|
|Average new build||£481,667||£14,083.35|
Stamp duty relief for first-time buyers in Ilkley
Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following the autumn statement, second home buyers have had to pay a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second home in Ilkley for the average price of £345,999 the SDLT would be £27,679.92.
Conveyancing solicitors in Ilkley should ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Ilkley
Over 100,000 homeowners in the UK have leases with problematic lease terms. Spiralling ground rents, unpaid service charges by the existing leaseholder and unfair developer practices are among the frequent complications lying in wait for the unsuspecting purchaser.
If you are planning to buy a property with a lease, a expert conveyancing solicitor in Ilkley will consider possible leasehold issues, for example :
- reviewing the lease itself (some leases are over 100 years old)
- dealing with freeholders and managing agents
- service charges, ground rents and buildings insurance arrangements
- residents? management company
Make sure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.
Buying a 'New Build' property in Ilkley?
The average price for a new build in Ilkley is £481,667, according to local information gathered by HMLR. 3 new build homes have been bought in Ilkley in 2018 so far.
A new-build conveyancing solicitor in Ilkley will need to be aware of regional issues and new build's added complexities, like dealing with failures to arrange warranty provider inspections, confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and working with warranty providers, including NHBC Buildmark, Zurich Municipal and BLP.
Our new build conveyancing department will provide an impartial view of the legal status of the property, with close attention paid to considerations ranging from unfair leasehold conditions to exponential ground rent and service charges (where applicable).
West Yorkshire Conservation areas
Your conveyancing solicitor will check if the house you are intending to buy is in one of Ilkley's conservation areas. If it is, the house will be affected by certain constraints. These conditions can include:
- Restrictions on the use of cladding
- Restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even where the alterations were made by the previous owner.
Parts of Ilkley lie within a Bradford LPA-governed conservation area. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Ilkley's conservation areas.
Conveyancing - Selling a property in Ilkley
The legal work involved in a sale of a house or flat is simpler than when purchasing. For a house purchase, the responsibility lies entirely with the buyer to establish that the property they are purchasing is mortgageable and is (or can be) registered at the Land Registry.
When selling, conveyancing solicitors in Ilkley acting for the existing owner effectively just answer the purchaser's enquiries.
What proactive steps can you take to minimise the risk of your sale falling through?
A home can face a broad spectrum of problems (for example not having appropriate warranties) which may slow or frustrate a transaction.
In most cases, you should address these issues immediately.
- Noisy neighbours? What to do before selling your home
- What to do before selling your 'share of freehold' flat
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
The legal work for a leasehold property is a great deal more specialised in comparison with a freehold house.
Conveyancing solicitors in Ilkley must usually carry out further legal work, which could include requesting the latest service charge and ground rent statement, through to any details of rules covering common parts that are not contained in the lease.
It is highly recommended that the seller instruct a conveyancer as soon as possible to reduce leasehold-related delays.
What if you are already acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, SRA rules prevent the same solicitor from acting on both sides in a property sale and purchase.
If you are buying or selling a property in Ilkley, and a Quittance conveyancer is acting for the other side, you can contact a property solicitor firm in Ilkley to handle your legal work.
Local Ilkley conveyancing solicitor directory
- Law Offices UK Limited, 20 The Grove, Ilkley, West Yorkshire, LS29 9EG
- Walker Foster Limited, 27 Riddings Road, Ilkley, West Yorkshire, LS29 9LX
- Charlotte Montague Solicitor, Po Box 332, Ilkley, West Yorkshire, LS29 1GF
- Ison Harrison Limited, 46a The Grove, Ilkley, West Yorkshire, LS29 9EE
- Lcf Law Limited, 2 The Wells Walk, Ilkley, West Yorkshire, LS29 9LH
Conveyancing - Remortgaging a property in Ilkley
Whilst homeowners consider remortgaging for a range of reasons, people will generally remortgage their home to benefit from a lower interest rate.
An efficient conveyancing solicitor in Ilkley can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.
In order to ensure that the interests of the lender are covered, a property lawyer will act for both you and the mortgage lender.
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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