Updated: October 12, 2018

Knaresborough conveyancing solicitor fees

No Move, No Fee conveyancing in Knaresborough

Conveyancing solicitor fees are the charges you pay your Knaresborough conveyancing solicitor for the legal work associated with buying or selling a property.

Do Knaresborough conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden fees, unlike some other conveyancing solicitors in Knaresborough who will work on a cost per hour basis. Your quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty Land Tax or landlord's notice fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Knaresborough cost?

Conveyancing fees in Knaresborough will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a flood plain search, may be needed.

For standard conveyancing transactions, the fees we quote are the fees you pay. There are no hidden costs or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Knaresborough

Caveat emptor, (Latin for "let the buyer beware"), was a fundamental principle of property law in England and Wales. This maxim no longer applies, however, it remains the duty of a buyer's legal representative to undertake due diligence on the property to be purchased.

The Knaresborough conveyancing solicitor will offer suggestions and advice following their enquiries, deal with any legal issues and register the title in the new owner's name.

This part of the article considers those residential property types that may be of interest to people who want conveyancing solicitors in Knaresborough for a purchase.

Your Knaresborough conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a less common lender like Hampden & Co, to a major lender such as the Royal Bank of Scotland (RBS). Before choosing a Knaresborough conveyancing solicitor, whoever you choose, it is critical that you make sure that they can act for your lender.

Most lenders are only prepared to work with a restricted group of firms. If your solicitor can't act for your lender, the lender will probably require a different solicitor firm to carry out the legal work.

The buyer will usually need to pay this alternate lawyer's costs and significant delays to your move could occur.

Not checking the lender panel status of your property lawyer could jeopardise the sale.

Our solicitors are approved to act for all banks and building societies.

Harrogate Borough Council searches

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Knaresborough conveyancing solicitors in order to identify any broader issues that might compromise how much the property you are buying will be worth.

Mortgagees also expect conveyancing search packs to be purchased. Required searches will include:

  • Local Authority search - contains information about the property and surrounding area held by Harrogate Borough Council
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - describes the insurance to protect against any liability owed by Knaresborough properties for local parish repairs.

You will be made aware if your chosen lender requires any additional searches, e.g. a highways authority search or a contaminated land report.

The typical processing time for property searches from Harrogate Borough Council is 15 weeks, so your solicitor will instead apply for quicker personal searches.

Planning issues

Your conveyancing solicitor will source official entries from HMLR. This helps to find potential planning issues, such as outbuildings missing from the title plan or limits on the development of the property.

Harrogate Borough Council Council Tax

Harrogate Borough Council calculate your council tax based on a number of criteria which include the size and character of the home and the property's value as at 1 April 1991. E.g. for an average Tax Band E property in Knaresborough, the council tax due would be £2,200 per year.

Knaresborough conveyancing solicitors will inform a buyer of the property's 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 £1,650.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate. Property constructed after 1991 is assigned a council tax band by the Valuation Office Agency (VOA).

Band Harrogate Borough Council Tax (2018)
A £1,200
B £1,400
C £1,600
D £1,800
E £2,200
F £2,600
G £3,000
H £3,600

Can I dispute my band?

To appeal contact:

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

From April 2016 to March 2017, 60 council tax challenges were made, of which 20 were approved and the tax was reduced.

Stamp Duty on Knaresborough properties

The current stamp duty threshold is £125k in England, Wales and Northern Ireland. The normal process is for the conveyancing solicitor to complete the Stamp Duty Land Tax administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

Quittance's case management system ensures that the required SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See Stamp Duty Land Tax examples for homes in Knaresborough:

  Average sale price (2018 to date) Stamp Duty
Average price £244,608 £2,392.16
Average price (detached) £342,059 £7,102.95
Average new build £138,000 £260.00
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Knaresborough for the average price of £244,608 the SDLT would be £12,230.40.

Stamp duty relief for first-time buyers in Knaresborough

Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300k.

Knaresborough conveyancing solicitors should confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Knaresborough

New build site

It has been recently reported that more than of 100,000 UK property owners have leases with unreasonable terms. The many potential complications awaiting an uninformed buyer include ground rent multipliers and freeholds sold without first refusal to leaseholders.

Severe consequences can result from a solicitor's erroneous leasehold advice.

If you are planning to buy a property with a lease, a competent conveyancing solicitor in Knaresborough will consider possible leasehold issues, including current-year service charge estimates, flats in the same block with disparity between their leases and dealing with freeholders.

Make sure that you are fully-informed regarding your planned purchase - Get in touch with our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Knaresborough?

Building site

According to data compiled by the Land Registry, 1 newly-constructed homes have been bought in Knaresborough in 2018 so far. The average sale price of Knaresborough new build properties is £138,000.

The legal side of buying a new build home can be more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Knaresborough must be conscious of local issues and must look into numerous things, like squaring developer incentives with lenders and confirming Section 38 agreements.

Our team of new build conveyancers deliver an expert appraisal of the legal title of the property, whilst being mindful of issues like the home's subsequent resaleability and possible freehold acquisition traps.

North Yorkshire Conservation areas

If you are buying a house in one of Knaresborough's conservation areas, the property will need to meet any conservation area constraints. Referred to as Article 4 directions, these restrictions may include:

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

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Parts of Knaresborough lie within a Harrogate LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Knaresborough.

Conveyancing - Selling a property in Knaresborough

The conveyancing process on a sale of a home is less complicated than when purchasing. The buyer's conveyancing solicitor carries out a thorough investigation on the home, whilst conveyancing solicitors in Knaresborough acting for the vendor merely collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .

What could jeopardise your sale?

Properties can face a series of problems (such as a dispute with a neighbour) that can delay a sale.

It is better not to hide from the issue and hope any such problems will go away, instead talk to a professional and attempt to resolve it ASAP.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat (leasehold houses are rare) is significantly more protracted in comparison with a freehold house.

Knaresborough conveyancing solicitors will also need to carry out additional work. This can involve contacting the freeholder for the managing agent pack, through to details of historical insurance claims.

Estate agents are right to recommend that sellers contact a solicitor as soon as an estate agent is chosen to mitigate (often inevitable) leasehold delays.

Can Quittance conveyancers act for both the buyer and the seller of the same home?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

You could contact a property solicitor firm in Knaresborough to undertake your conveyancing, if a Quittance solicitor is carrying out the legal work for the other side.

Local Knaresborough conveyancing solicitor directory

  • Switalskis Solicitors Limited, Cranbourne House, 36 Gracious Street, Knaresborough, North Yorkshire, HG5 8DS
  • Greenwoods Solicitors, 90 High Street, Knaresborough, North Yorkshire, HG5 0EA
  • Newtons Solicitors Limited, St James Business Park, 5 Grimbald Crag Court, Knaresborough, North Yorkshire, HG5 8QB

Conveyancing - Remortgaging a property in Knaresborough

Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage a home to secure a better rate of interest.

Homeowners can benefit from a better rate earlier by using a more proactive conveyancing solicitor in Knaresborough, working to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

In order to certify that the lender's capital is protected, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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