Updated: October 12, 2018

Morley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Morley

Conveyancing solicitor fees are paid to conveyancing solicitors in Morley for the legal work for a home sale or purchase.

Do Morley conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Morley offer services on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote will explain exactly what you will need to pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to cover any 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as ID checks or HMLR fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Morley cost?

Though conveyancing fees in Morley will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, e.g. a historic mining search, may be needed.

There are no hidden fees or costs to be paid with Quittance. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote 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 Morley

The legal work for a homebuyer requires a conveyancing solicitor in Morley to consider a wide range of issues. Examples of such issues are a defective title (e.g. missing easements) and problems affecting the mortgageability (e.g. a flying freehold).

The buyer's lawyer will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), offer pragmatic solutions and ensure the title is transferred to the new owner.

The following section provides advice for people who need conveyancing solicitors in Morley for a purchase.

Your Morley conveyancing solicitor must be lender-approved

Whether your mortgage is with a less common mortgage lender like Paragon or a major lender such as the HSBC, before instructing a Morley conveyancing solicitor it is very important that you make sure that they can act on behalf of your chosen lender.

Your solicitor may be unable to act for your chosen lender, because some mortgage lenders will only work with a selected list (known as a 'panel') of solicitors or licensed conveyancers.

If this is the case, the lender will need a second law firm to complete the legal work, and you will then have to cover this alternate solicitor's fees. Resulting delays can jeopardise the whole purchase.

Not checking the lender panel status of your conveyancing solicitor could result in significant delays.

Quittance Conveyancing are approved members of all lender panels.

Property Searches (Leeds City Council)

Searches are questions asked of various bodies by Morley conveyancing solicitors to provide information about your planned purchase.

Lenders also need to see conveyancing searches to be purchased. Required searches will include:

  • Local Authority search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Additional searches, such as a highways search or an agricultural search, may also be advised in the standard search results.

Leeds City Council has an approximate turnaround time of 4 weeks for searches. A private search company will be able to provide this information sooner.

Planning issues

Official Entries (or 'office copies') will also be sourced from the Land Registry by the conveyancing solicitor acting for the buyer. This will help to reveal any planning issues, for example neighbours' rights of access or outbuildings lying outside the boundary.

Leeds City Council Council Tax

Leeds City Council calculate your council tax based on a variety of factors such as the number of occupants and the value of the property as determined by the VOA in 1991. For example, for an average Tax Band E home in Morley, the council tax payable would be £1,924.

Conveyancing solicitors in Morley will inform a buyer of the property's tax band once they have the Local Authority search results.

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 £1,443.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired.

Band Leeds City Council Tax (2018)
A £1,049
B £1,224
C £1,399
D £1,574
E £1,924
F £2,274
G £2,624
H £3,148

Can I lower my band?

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

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 100 council tax challenges were made, of which 40 were approved and the tax was reduced.

Stamp Duty on Morley properties

The purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

If a residential property is valued at over £125k, the property buyer usually must pay SDLT.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

See examples for average local properties:

  Average sale price (2017) SDLT
Average price £179,728 £1,094.56
Average price (detached) £308,787 £5,439.35
Average new build £216,556 £1,831.12

Stamp duty relief for first-time buyers in Morley

In 11/17, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300k. Since 1st April 2016, buyers of second homes are subject to a stamp duty surcharge of 3%, even if the home is not rented out. For example, if an existing homeowner bought a second property in Morley for the average price of £179,728 the SDLT would be £8,986.40.

Conveyancing solicitors in Morley will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Morley

New build site

Purchasing a leasehold property is not as straightforward as buying a freehold property. Numerous technical obstacles may be lying in wait for an uninformed purchaser, such as:

  • ground rent multipliers
  • unreasonable managing agent fees
  • unfair clauses in the lease
Erroneous leasehold advice, from an inexperienced lawyer, could have serious financial implications.

If you intend to purchase a leasehold home, a expert conveyancing solicitor in Morley will consider possible leasehold issues, for example :

  • reviewing the lease
  • dealing with freeholders
  • service charges, ground rents and buildings insurance arrangements
  • proposed major works (Section 20 notices)

Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Morley?

New build building site

The average cost of new build properties in Morley is £243,458. 148 new build properties have been bought in Morley in 2018 so far.

A new-build conveyancing solicitor in Morley must be well-versed in regional factors and the specific issues associated with new build, such as spotting incomplete agreements for roads and sewers and dealing with failures to arrange warranty provider inspections.

Our team of new build conveyancers are specialists in working to tight developer deadlines and representing buyers to achieve the best outcome.

Conservation areas in West Yorkshire

If you are planning to purchase a residential property in one of Morley's conservation areas, the property will need to meet any conservation area restrictions. These restrictions, referred to as Article 4 Directions, could 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.

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

Conveyancing - Selling a property in Morley

The legal process for a sale of a home is more straightforward than when purchasing. When property changes hands, the burden is solely on the buyer to validate that the house or flat is not legally defective.

On the other side of the transaction, conveyancing solicitors in Morley acting for the person selling just answer enquiries made on behalf of the buyer.

Factors that could delay or endanger the process

A house or flat can be burdened by numerous legal issues (such as a landlord dispute on a leasehold property or being situated on a flood plain) that might frustrate a purchase for weeks.

Generally speaking, it is recommended for sellers to tackle these issues head on.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is much more protracted than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Morley will need to conduct additional tasks, and this could include getting all relevant freeholder information, through to details of any slush fund for property maintenance.

It is recommended that you contact a leasehold-specialist conveyancer as soon as is practicable to avoid undue delays.

Can your conveyancing solicitors act for both parties?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both parties. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase.

You could contact a law firm in Morley to carry out your legal work, if a Quittance solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Morley

Whilst homeowners consider remortgaging for a range of reasons, people usually remortgage their home simply to get a better rate.

Homeowners can enjoy the benefits of a better rate earlier with a more efficient conveyancing solicitor in Morley. They will work to reduce the processing time of the conveyancing. With the Bank of England base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

So that they can confirm that the parties' interests are protected, the property lawyer handling your remortgage will represent 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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