Updated: October 12, 2018

Normanton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Normanton

Conveyancing solicitor fees are what you pay to your Normanton conveyancing solicitor for the legal work associated with moving home.

How are Normanton conveyancing fees calculated?

Some conveyancing solicitors in Normanton will work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our solicitors work on a fixed No Sale, No Fee basis, with no nasty surprises in the small print. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process, such as landlord's notice fees or Land Registry fees.

See: Complete list of conveyancing fees and disbursements

How much will conveyancing in Normanton cost in total?

While conveyancing fees in Normanton will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, e.g. utilities searches, may be necessary.

With Quittance, there are no unexpected costs or surprises in the small print. For a standard home sale or purchase, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Normanton

Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer and the estate agent.

That said, it remains the responsibility of the conveyancing solicitor in Normanton to make enquiries about the property, make their "report on title", help with resolving any problems and ensure that the full legal ownership is transferred.

The content below provides invaluable advice for buyers who want conveyancing solicitors in Normanton.

Your Normanton conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a financial institution like Whistletree or a large lender such as TSB, before selecting a conveyancing solicitor in Normanton you must confirm that they can act for your chosen lender.

Some mortgage lenders are only prepared to work with a selected list (their 'panel') of solicitors or licensed conveyancers. If a solicitor is unable to act for your chosen lender, the lender will need a different legal firm to complete the legal work.

The borrower will then have to cover this alternative lawyer's costs, and the conveyancing process can take much longer.

Not checking the lender panel status of your conveyancer can create problems and delays.

Our conveyancing solicitors are approved to act for all mortgage providers.

Wakefield City Metropolitan District Council Council Tax

Council tax is calculated by Wakefield City Metropolitan District Council on property value and the number of people living in the property. The occupier of a property in Band B, for example, would owe annual council tax of £1,237.

Conveyancing solicitors in Normanton will inform the buyer of the home's council tax band as soon as they are 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 £928.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or for spouses of students who are not British. The Valuation Office Agency (VOA) work out council tax bandings for newly-built homes, and where the owner has requested a revaluation.

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

Are you about you buy a home in the wrong council tax 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

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Normanton properties

Completing the SDLT1 form yourself is confusing and not for the inexperienced.

When buying a home, SDLT will probably need to be paid if the property is valued at over £125k.

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

See SDLT examples for homes in Normanton:

  Average sale price (2017) Stamp Duty
Average price £140,770 £315.40
Average price (detached) £205,664 £1,613.28
Average new build £136,850 £237.00
If you own another home or share in a home you will be subject to an SDLT surcharge of 3%. So if a second property was bought for £140,770 then the SDLT total will be £7,038.50.

Stamp duty relief for first-time buyers in Normanton

In 11/17, the Government announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300,000.

Normanton conveyancing solicitors should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Normanton

New build site

Over 100,000 property owners in the UK are trapped by leases with unreasonable conditions. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed buyer, such as sinking fund issues and doubling ground rents.

Erroneous leasehold advice, from a lawyer with only freehold experience, could lead to serious consequences.

A competent conveyancing solicitor in Normanton will address aspects of leasehold, including :

  • reviewing the lease itself
  • possible service charge shortfalls
  • dealing with landlords
  • block management regulations that sit outside the lease
  • ground rent apportionments

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

Buying a 'New Build' property in Normanton?

New build building site

The average purchase price of Normanton new build properties is £132,500. 1 newly-constructed homes have been bought in Normanton in 2018 so far.

A new-build conveyancing solicitor in Normanton must be well-versed in regional issues and the specific issues associated with new build, including spotting incomplete agreements for roads and sewers and dealing with delays associated with off-plan.

Our award-winning conveyancing team specialise in meeting short developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in West Yorkshire

Your conveyancing solicitor will confirm whether the residential property you are intending to buy is in one of Normanton's conservation areas. If it is, the home could be affected by certain building controls. Referred to as Article 4 directions, these restrictions may include:

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

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Your conveyancing solicitor will address whether your planned purchase is located one of Normanton's conservation areas.

Conveyancing - Selling a property in Normanton

The legal side of a sale of a home is less difficult than for a property purchase. During the sale of a house or flat, the onus lies entirely with the buyer to make sure that the title of the property can be mortgaged and is free from legal issues.

When selling, conveyancing solicitors in Normanton acting for the existing owner just answer questions set by the buyer's conveyancing solicitor.

What could put a property sale at risk?

Hurdles, like being situated on an unadopted road or not having full title, might endanger the sale process if not dealt with promptly.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues. Instead, get advice and tackle it as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold property is a great deal more technical than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Normanton must undertake additional tasks, including getting the latest service charge and ground rent statement or details of any breach of the terms of the lease.

A seller should plan to instruct a property lawyer as soon as possible to reduce delays associated with leasehold property. Managing agents can take weeks (or months) to respond.

What if your conveyancing solicitors are acting for the other side?

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

If you are buying or selling a property in Normanton, and a Quittance conveyancer is carrying out the legal work for the other side, you may wish to contact a law firm in Normanton to carry out your legal work.

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Conveyancing - Remortgaging a property in Normanton

Although there are many reasons to remortgage, homeowners generally remortgage a home to get a lower interest rate.

You will typically be able to benefit from a better rate earlier by using a more efficient conveyancing solicitor in Normanton, working to reduce the processing time of the legal work. With future interest rate changes hard to predict, fast conveyancing can be a key consideration when securing your preferred rate.

To confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the mortgage provider.

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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