Updated: October 12, 2018

Mirfield conveyancing solicitor fees

No Move, No Fee conveyancing in Mirfield

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

How are Mirfield conveyancing fees calculated?

Some conveyancing solicitors in Mirfield offer services on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your quote will explain what fees you will need to pay when your sale or purchase goes through.

What are disbursements?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like office copies and title plans or local authority searches.

See: A guide to all conveyancing fees

How much will the total Mirfield solicitor conveyancing fees be?

Mirfield conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, such as a mining search, may be necessary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Mirfield

In carrying out the conveyancing for a property buyer, the Mirfield conveyancing solicitor will carry out due diligence on the property's title and make their "report on title".

The solicitor will offer suggestions and advice after making their enquiries, deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.

This section discusses those parts of the legal process for conveyancing solicitors in Mirfield needing specialist legal knowledge.

Your Mirfield conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche mortgage lender like the Monmouthshire Building Society or a large lender such as Bank of Ireland, before choosing a Mirfield conveyancing solicitor you must confirm that they are on the approved solicitor panel of your mortgage lender.

Your lawyer may be unable to act for your mortgage lender, because some mortgage lenders will only work with a selected list (their 'panel') of solicitors or licensed conveyancers that meet stringent criteria.

Under these circumstances, the lender will need a different firm to act in their interests, and you will be expected to pay this alternative lawyer's fees. This means the transaction could be delayed.

Setbacks can result from failing to confirm your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (Kirklees Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Mirfield conveyancing solicitors in order to identify any pertinent information that might potentially compromise how much the property you are buying will be worth.

Searches are carried out primarily to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Additional searches, such as a highways authority search or a geological search, may also be referred to following the initial searches.

Homebuyers should expect to wait approximately 4 weeks for Residential property searches obtained from Kirklees Metropolitan Borough Council, so your lawyer will advise using faster personal searches.

Planning searches

Official Entries (or 'office copies') will also be obtained from HMLR by your conveyancing solicitor. This helps to find planning issues, for example outbuildings missing from the title plan or limits on the development of the property.

Kirklees Metropolitan Borough Council Council Tax

Council tax is calculated by Kirklees Metropolitan Borough Council on property value and the number of people living in the property. For example, a house in the Kirklees Metropolitan Borough Council area in Tax Band D would pay £1,698 per annum.

Mirfield conveyancing solicitors will inform the buyer of the home's tax band once this is confirmed by the searches.

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 reduces the tax due to 75% which would equal £1,273.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or where the property is a hall of residence. Homes constructed after 1991 are assessed and given a council tax banding by the Valuation Office Agency (VOA).

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

Can I lower my band?

To appeal contact:

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

A homeowner can apply for their property to be reassessed. A refund may be due if the property is awarded a lower band.

Stamp Duty on Mirfield properties

Filling in the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

Stamp Duty Land Tax is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See table below for SDLT examples for homes in Mirfield:

  Average sale price (2017) Stamp Duty Land Tax
Average price £182,351 £1,147.02
Average price (detached) £283,538 £4,176.90
Average new build £223,368 £1,967.36
Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not let out. So if a second property was bought for £182,351 then the SDLT total will be £9,117.55.

Stamp duty relief for first-time buyers in Mirfield

In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k.

Mirfield conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Mirfield

New build site

It is not recommended to purchase a leasehold property if you are unaware of the facts. Exponential ground rents, sinking fund issues and leases with fewer than 80 years to run are only some of the frequent complications lying in wait for an uninformed buyer.

Serious financial ramifications can result from a less-experienced property lawyer's misguided leasehold advice.

A specialist conveyancing solicitor in Mirfield will consider potential leasehold issues, for example unexpired lease terms, service charge records from the last three years and reviewing the lease itself (many leases are decades old).

Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Mirfield?

House being built

The average sale price of Mirfield new build property is £181,730, according to data gathered by the Land Registry. 3 newly-constructed homes have been bought in Mirfield in 2018 so far.

A new-build conveyancing solicitor in Mirfield will need to be aware of Mirfield-specific considerations and the added complexities of new build, e.g. dealing with fast exchange timeframes and handling initial Land Registry registration.

Our award-winning conveyancing team are specialists in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

West Yorkshire Conservation areas

Your conveyancing solicitor will check if the home you are going to buy is in one of Mirfield's conservation areas. If it is, the property could be affected by specific conditions. These restrictions, called Article 4 Directions, may include anything from restrictions on the use of cladding, to restrictions on the removal of front boundary walls.

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

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Mirfield.

Conveyancing - Selling a property in Mirfield

The legal process for a sale of a house or flat is less complicated than when purchasing. When property changes hands, the principle of 'buyer beware' means that the onus lies entirely with the buyer to ensure that the house or flat is legally sound and meets their mortgage lender's criteria.

Conversely, when selling, conveyancing solicitors in Mirfield acting for the current owner for the most part just answer the buyer's solicitor's questions.

Why do sales fall through?

Properties will frequently have a range of possible complications (e.g. a historical dispute with a freeholder) that can endanger your move.

Don't bury your head in the sand, trusting that the issue won't be discovered - get legal advice and tackle it at the earliest stage.

Further reading:

Read more helpful advice for sellers here.

Leasehold

Conveyancing for a leasehold flat is a great deal more protracted than it is for a freehold home.

Mirfield conveyancing solicitors will also perform extra work, for example obtaining the latest service charge accounts, through to looking into potential forfeiture proceedings.

Given the complexities of leasehold property, it is recommended that you contact a leasehold-specialist conveyancer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

A CLC-regulated conveyancer can act for both sides. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a Mirfield property, and a Quittance conveyancer is acting for the other side, you may want to instruct a property solicitor firm in Mirfield to undertake your legal work.

Local Mirfield conveyancing solicitor directory

  • Ramsdens Solicitors LLP, 7 King Street, Mirfield, West Yorkshire, WF14 8AW
  • Haighs Solicitors, 124 Huddersfield Road, Mirfield, West Yorkshire, WF14 8AB

Conveyancing - Remortgaging a property in Mirfield

Reducing monthly repayments by finding a better rate of interest is primarily why homeowners decide to switch lenders. There are other reasons, such as releasing capital to pay off other debts, or switching from interest-only to repayment.

Homeowners can enjoy the benefits of a lower rate sooner with a more efficient conveyancing solicitor in Mirfield. They will work to reduce the processing time of the conveyancing. With the future of interest rates unclear, fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer handling the remortgage should also be able to act for your preferred mortgage provider. Our conveyancers are on the panel for all major lenders. So no matter whether you are switching to a fixed-rate mortgage with the Co-operative Bank or to a discounted-rate mortgage with the Swansea Building Society, Quittance can help.

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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