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.

See: Complete list of conveyancing fees and disbursements

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

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

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.

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.

Your property purchase could be threatened by failing to confirm your property lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

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) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitysome 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.

Planning documents

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)
A £1,049
B £1,223
C £1,398
D £1,573
E £1,922
F £2,272
G £2,622
H £3,146

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
Castle House
31 Lisbon St
West Yorkshire

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 £345,999 £7,299.95
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

New build site

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.

Misguided leasehold advice, from a solicitor with limited leasehold experience, can have costly, long-term consequences.

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?

Building site

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.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

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.

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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