Updated: October 12, 2018

Knottingley conveyancing solicitor fees

No Move, No Fee conveyancing in Knottingley

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Knottingley for the legal work associated with moving home.

Do Knottingley conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Knottingley who will work on a cost per hour basis. Your quote will set out exactly what you will be charged when your house or flat sale completes.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as office copies or bankruptcy searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Knottingley cost in total?

Although conveyancing fees in Knottingley will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.

For a standard conveyancing transaction, the fees we quote are the fees you pay. With Quittance Conveyancing, there are absolutely no hidden costs. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Knottingley

As a key part of the conveyancing for the purchase of a house or flat, a Knottingley conveyancing solicitor will carry out due diligence on the tenure and investigate the legal ownership rights or 'title' of the property and report back in detail to the buyer and the lender.

Once their enquiries are complete the solicitor will offer professional advice and will help to fix or resolve any legal issues and confirm that the legal title passes to the new owner.

The content below offers useful guidance for buyers who need conveyancing solicitors in Knottingley.

Your Knottingley conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from TSB, Fleet Mortgages or any other lender, before you select a Knottingley conveyancing solicitor it is essential that you check that they are on the approved solicitor panel of your lender.

The majority of banks and building societies will only work with a restricted group of legal practices that meet strict criteria. If a solicitor can't act for your lender, the lender will probably require a different law firm to complete the legal work.

The buyer will usually need to pay this substitute lawyer's costs, and the conveyancing process can take much longer.

Not checking the lender panel membership of your property lawyer can result in significant delays.

Our conveyancing solicitors can act on behalf of all mortgage providers.

Wakefield City Metropolitan District Council searches and other searches

Residential property searches are enquiries made by Knottingley conveyancing solicitors to identify information and potential issues affecting your new home.

Mortgage lenders also need to see property searches to be obtained. Required searches will include:

  • Local Authority (LA) search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Environmental search - covers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More specialised searches, such as a more detailed flood report or a commons registration search, may also be advised depending on the contents of the standard searches.

Wakefield City Metropolitan District Council has an estimated delivery time of 3 weeks for property searches. A local search provider will be able to provide this information faster.

Planning searches

Official Entries (or 'office copies') will also be sourced from the Land Registry by your conveyancing solicitor. This helps to find any issues. Examples of these include a restrictive covenant against certain alterations or discrepancies between the property boundaries and the title plan.

Wakefield City Metropolitan District Council Council Tax

The amount of council tax a homeowner in Knottingley will pay to Wakefield City Metropolitan District Council will depend on the property's value and the number of residents. For instance for an average Band B home in Knottingley, the amount due would be £1,237 per year.

Conveyancing solicitors in Knottingley will inform a buyer of the home's council tax band once 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 £928.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or structural changes or if the property is a 'granny annexe'. A property built after 1991 is assigned a band by the Valuation Office Agency (VOA).

Band Wakefield City Metropolitan District Council Tax (2018)
A £1,060
B £1,237
C £1,413
D £1,590
E £1,943
F £2,297
G £2,650
H £3,180

Could I be overpaying council tax?

Contact the VOA for more information on how to challenge your tax band:

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

From April 2016 to March 2017, 40 council tax challenges were made. 20 were upheld and refunds awarded.

Stamp Duty on Knottingley properties

Steep fines await those who miss the SDLT payment deadline. When buying a home, stamp duty will probably need to be paid if the property is valued at over £125,000.

Quittance's specialist post-completion team will ensure that the critical SDLT1 form is completed and submitted to HMRC without delay.

See examples for average Knottingley properties:

  Average selling price (2018 to date) Stamp Duty Land Tax
Average price £129,071 £81.42
Average price (detached) £194,333 £1,386.66
Average new build £109,495 £0.00
Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. So if a second property was bought for £129,071 then the SDLT total will be £6,453.55.

Stamp duty relief for first-time buyers in Knottingley

For first-time buyers, stamp duty is only payable on purchases over £300,000.

Knottingley conveyancing solicitors will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Knottingley

New build site

Purchasing a leasehold house or flat is not as straightforward as buying a freehold property. The many potential traps awaiting an uninformed purchaser could include:

  • sub-letting restrictions
  • freeholds sold without first refusal to leaseholders
  • increasing ground rents
Incomplete leasehold information, delivered by an inexperienced lawyer, can have serious consequences.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Knottingley will consider possible leasehold issues, for example :

  • reviewing the lease itself (many leases are decades old)
  • service charges, ground rents and buildings insurance arrangements
  • reviewing correspondence between the freeholder and leaseholder
  • proposed major works (Section 20 notices)

Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Knottingley?

New build site

According to data gathered by HMLR, the average value of Knottingley new build properties is £109,495. 2 brand new homes have been bought in Knottingley in 2018 so far.

A new-build conveyancing solicitor in Knottingley will need to be familiar with regional considerations and the specific issues associated with new build, e.g. working to builders' exchange timelines and working to tight developer deadlines.

Our expert new build team provide an independent view of the property's legal status, scrutinising contract factors ranging from the home's future mortgageability to an assessment of other risks, such as contaminated land hazards.

West Yorkshire Conservation areas

When acting for the purchaser of a property in Knottingley, a conveyancing solicitor will need to check whether the residential property is in one of Knottingley's conservation areas. If it is, the property will be affected by certain conditions. These conditions, referred to as Article 4 Directions, may include:

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

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

Parts of Knottingley lie within a Wakefield LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Knottingley's conservation areas.

Conveyancing - Selling a property in Knottingley

The conveyancing process on a sale of a house or flat is normally less troublesome than for a property purchase. The buyer will carry out thorough due diligence on the property and its legal title. Conveyancing solicitors in Knottingley acting for the seller, however, merely replies to the solicitor's standard and additional enquiries.

What factors could threaten your sale?

Common obstacles, like not being connected to the main sewers, can prolong a sale if left unresolved.

You shouldn't bury your head in the sand, trusting that the issue won't be discovered - seek out professional help instead, square up to the issue(s), and find a solution as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold flat or house is a great deal more specialised than it is for a freehold home.

Knottingley conveyancing solicitors will also perform extra work, and this could include approaching the managing company for detailed managing agent information, through to a copy of the service charge budget for the current year.

To speed up the leasehold conveyancing process, it is highly recommended that the seller instructs a leasehold expert as soon as the decision is made to sell.

What if Quittance conveyancers are acting for the other side?

A conveyancer who is regulated by the CLC can act for both parties. However, SRA regulations prevent the same solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a local Knottingley conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

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Conveyancing - Remortgaging a property in Knottingley

Homeowners remortgage for all sorts of reasons, including releasing equity, or getting on to a new fixed-rate deal. The most common reason, however, is to get a more attractive interest rate.

A good conveyancing solicitor in Knottingley will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a critical factor in getting on to the rate you want.

A property lawyer will represent both you and your new lender to certify the interests of the lender are covered and the HM Land Registry is notified of the lender's charge over the property.

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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