Updated: October 12, 2018

Liversedge conveyancing solicitor fees

No Move, No Fee conveyancing in Liversedge

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Liversedge for the legal work involved in moving home.

Do Liversedge conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Liversedge offer services on a price per hour basis. Our conveyancers work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote sets out exactly what you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like ID checks or Stamp Duty Land Tax.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Liversedge cost in total?

Conveyancing solicitor fees in Liversedge will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, additional region-specific searches, such as a flood plain search, may be needed and Local Authority (LA) Search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For a standard sale or purchase, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Liversedge

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of a Liversedge conveyancing solicitor to investigate the property, so that they can make their "report on title", offer pragmatic solutions and register the title in the new owner's name.

This section of the article gives recommendations for buyers who need conveyancing solicitors in Liversedge.

Your Liversedge conveyancing solicitor must be lender-approved

Before appointing a Liversedge conveyancing solicitor, it is very important that you make sure that they can act in the interests of your chosen lender, whether you are obtaining a mortgage from the Chelsea Building Society, Halifax or any other lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies will only accept a restricted panel of legal practices that meet stringent criteria.

In this case, the lender will likely need a different firm to complete the legal work, and you will then have to cover this second lawyer's costs. This means the transaction could be delayed.

Neglecting to check the lender panel status of your lawyer could mean serious delays.

Quittance Conveyancing are on the panel of all banks and building societies.

Searches (Kirklees Metropolitan Borough Council)

Searches are enquiries made of government bodies by Liversedge conveyancing solicitors to identify information and potential issues affecting your new home.

Mortgagees also need specific searches to be applied for. These include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Chancel repair liabilitythere is a risk that some Liversedge properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More specialised searches, such as a tin mining search or a more detailed plan search, may also be recommended depending on the contents of the standard searches.

Kirklees Metropolitan Borough Council has an average delivery time of 4 weeks for searches, so it will be worthwhile to use a quicker private search company.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will get the Title Register from the Land Registry. This will help to reveal any planning issues, for example discrepancies with the filed plan or right of access issues.

Kirklees Metropolitan Borough Council Council Tax

Kirklees Metropolitan Borough Council calculate council tax on Liversedge homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance the occupier of a Valuation Band B house in the Kirklees Metropolitan Borough Council area would pay annual council tax of £1,321.

A conveyancing solicitor in Liversedge will inform a buyer of the home's council tax band once they are made aware.

If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount (25%) would reduce the tax due to £990.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch.

Band Kirklees Metropolitan Borough Council Tax (2018)
A £1,132
B £1,321
C £1,509
D £1,698
E £2,075
F £2,452
G £2,830
H £3,396

What to do if you suspect your new home is incorrectly valued

To challenge your banding contact:

Valuation Office Agency
Ramsden House
83-101 New St
Huddersfield
HD1 2UU
West Yorkshire

In the 2016/17 financial year, 130 council tax challenges were made, of which 70 saw a subsequent reduction.

Stamp Duty on Liversedge properties

If you are buying a residential property in England, Wales or Northern Ireland then you will usually need to pay stamp duty.

Delays and penalties await those who mishandle the stamp duty administration process.

The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.

Quittance Conveyancing is able to administer the stamp duty process faster and more efficiently than ever, using integrated online systems.

See SDLT examples for properties in Liversedge:

  Average sale price (2017) Stamp Duty Land Tax
Average price £162,211 £744.22
Average price (detached) £254,577 £2,728.85
Average new build - -
Following the autumn budget statement, second home buyers must pay a higher SDLT rate of 3%. E.g. if a second home was bought for £162,211 then the stamp duty including the surcharge would be £8,110.55. .

Stamp duty relief for first-time buyers in Liversedge

Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k.

Conveyancing solicitors in Liversedge should confirm the correct tax is paid.

Buying a flat? Leasehold conveyancing in Liversedge

New build site

The drawbacks of buying a leasehold flat in the UK are well known. Ground rent multipliers, undisclosed major works and restrictions on the use of the property are but a few of the many common complications awaiting the unsuspecting buyer.

Incomplete leasehold information, delivered by an inexperienced conveyancing solicitor, can have costly, long-term consequences.

If you are planning to buy a leasehold property, a specialist conveyancing solicitor in Liversedge will investigate aspects of the leasehold purchase, e.g. reserve funds, possible service charge shortfalls and sometimes ancient and arcane lease documents.

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Liversedge?

New build site

Based on local Her Majesty's Land Registry statistics, the average purchase price of Liversedge new build properties is -. - new build homes -.

A new-build conveyancing solicitor in Liversedge must be well-versed in Liversedge-specific considerations and the extra complexities of new build, e.g. investigating developer incentives and ensuring that the contract is in the buyer's favour.

With our new build team, you will get an accurate and truly impartial assessment of the legal title of the property, with close attention paid to factors ranging from unfair leasehold conditions to an assessment of other risks, such as contaminated land hazards.

Conservation areas in West Yorkshire

Your conveyancing solicitor will confirm whether the home you are purchasing is in a conservation area in Liversedge. If it is, the home could be affected by certain restrictions. These conditions, referred to as Article 4 Directions, may include restrictions on the use of PVC windows, general restrictions governing non-uniform additions or modifications or restrictions on extensions normally within Permitted Development rights.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Liversedge's conservation areas.

Conveyancing - Selling a property in Liversedge

The legal work involved in a sale of a home is less difficult than when purchasing. During the sale of a house or flat, the responsibility lies with the purchaser to ensure that the property they are buying is legally sound and meets their mortgage lender's criteria.

On the other side of the transaction, conveyancing solicitors in Liversedge acting for the existing owner need only answer any enquiries made by the buyer's solicitor.

What could jeopardise your sale?

Issues, like a problem with the roof, can seriously frustrate the sale process if left unresolved.

Generally speaking, it is a good idea for vendors to tackle such issues head on.

Further reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

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

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Liversedge, and this could include obtaining the latest service charge and ground rent statement, through to the minutes of the last AGM (if there is a management company).

To accelerate the handling of the leasehold work, it is highly recommended that the seller instructs a leasehold-specialist lawyer as soon as possible.

What if Quittance conveyancers are acting for the other side?

SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

If you are buying or selling a property in Liversedge, and we are acting for the other side, you may wish to contact a law firm in Liversedge to carry out your legal work.

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Conveyancing - Remortgaging a property in Liversedge

Homeowners remortgage for a variety of reasons, such as releasing equity, or getting onto a longer fixed-rate term. By far the most common reason, however, is to benefit from a lower interest rate.

You can benefit from a better rate earlier with a more efficient conveyancing solicitor in Liversedge. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer will act for both you and the mortgage provider, in order to ensure the interests of the lender are protected.

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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