Updated: October 12, 2018

Northallerton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Northallerton

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Northallerton for the legal work associated with buying or selling a property.

Do Northallerton conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Northallerton offer services on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote will explain all fees and disbursements you will need to pay when your house or flat sale completes.

What are disbursements?

In addition to conveyancing solicitor fees you will also need to budget 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 Stamp Duty Land Tax (SDLT) or TT fees.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Northallerton cost?

While conveyancing fees in Northallerton will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and additional region-specific searches, such as a Coal Authority search, may be needed.

With Quittance, there are no hidden fees or surprises in the small print. For standard conveyancing transactions, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, 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 Northallerton

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it remains the responsibility of a homebuyer and their solicitor to investigate their intended purchase.

The conveyancing solicitor in Northallerton will offer professional advice after making their enquiries, solve outstanding issues and register the title in the new owner's name.

This article examines the kinds of residential property that could involve extra risk for homebuyers looking for conveyancing solicitors in Northallerton.

Your Northallerton conveyancing solicitor must be lender-approved

Before selecting a Northallerton conveyancing solicitor, it is paramount that you confirm that they can act in the interests of your mortgage lender, whether you are getting a mortgage from TSB, Topaz Finance or any other lender.

Your lawyer may be unable to act for your mortgage lender, because some mortgage lenders only accept a restricted panel of law firms that meet strict criteria.

In this case, the lender will require a different law firm to carry out the legal work, and you will be expected to pay this substitute lawyer's fees. This can frustrate or delay the process.

Significant delays can be caused by failing to check your property lawyer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage providers.

Residential Property Searches (Hambleton Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Northallerton conveyancing solicitors to help to identify problems that might possibly impact how much your house or flat is worth. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether the home is in a conservation area
Environmental searchreveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

Further searches, such as a highways authority search or a contaminated land report, may also be referred to following the initial searches.

Homebuyers could experience a delay of around 9 weeks for Local Authority searches obtained from Hambleton Council, so your lawyer will recommend using quicker personal searches.

Planning documents

The buyer's conveyancing solicitor will also order official entries from the Land Registry, assisting with the identification of any planning issues, for example neighbours' rights of access or a difference between the agent's floorplan and the title plan.

Hambleton Council Council Tax

The council tax paid by a homeowner is based on a number of factors including the size of the property and the property's value as at 1 April 1991. For instance for an average Tax Band E home in Northallerton, the amount payable would be £2,073 per year.

A conveyancing solicitor in Northallerton will inform the buyer of the property's tax band once they are themselves 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 £1,554.

Other discounts and exemptions may also apply, e.g. if the property is uninhabited (for the first 60 days) or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Hambleton Council Tax (2018)
A £1,130
B £1,319
C £1,507
D £1,696
E £2,073
F £2,449
G £2,826
H £3,391

Are you paying more than you should?

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

Valuation Office Agency
St. Marks House
St. Marks Court
TS17 6QR

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 10 were approved and the tax was reduced.

Stamp Duty on Northallerton properties

When buying a home, SDLT will probably need to be paid if the property is valued at over £125,000. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance Conveyancing ensure that the required SDLT1 form is completed accurately and without delay.

See examples for Northallerton properties:

  Average sale price (2017) SDLT
Average price £227,915 £2,058.30
Average price (detached) £310,108 £5,505.40
Average new build £128,927 £78.54
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. For example, if a homeowner bought a second property in Northallerton for the average price of £227,915 the SDLT would be £11,395.75.

Stamp duty relief for first-time buyers in Northallerton

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000.

Northallerton conveyancing solicitors will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Northallerton

New build site

It is not recommended to purchase a leasehold home without knowing what you are getting into. Ground rent multipliers, freeholds sold without first refusal to leaseholders and absent freeholders are but a few of the many traps awaiting an uninformed purchaser.

Bad or incomplete leasehold advice, from an inexperienced solicitor, could lead to serious consequences.

If you intend to buy a leasehold property, a good conveyancing solicitor in Northallerton will consider potential leasehold issues, for example reviewing the lease, reviewing correspondence between the freeholder and leaseholder and service charge records from the last three years.

Ensure that you are fully-informed regarding your decision to buy a leasehold property with Quittance Conveyancing's team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Northallerton?

Building site

According to data gathered by the Land Registry, the average price for a new build property in Northallerton is £171,242. 4 brand new homes have been bought in Northallerton in 2018 so far.

A new-build conveyancing solicitor in Northallerton must be well-versed in regional factors and the specific issues associated with new build, like dealing with fast exchange timeframes and confirming Section 38 agreements.

Our specialist team of new build conveyancers deliver an expert assessment of the legal title of the property, and in particular concerns like the home's future mortgageability and 'doubling' ground rent and service charges (where applicable).

North Yorkshire Conservation areas

Your conveyancing solicitor will need to check whether the property you are buying is in a conservation area in Northallerton. If it is, the home will be affected by certain constraints. These restrictions, called Article 4 Directions, may include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

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

Parts of Northallerton are within a conservation area governed by the Hambleton local planning authority (LPA). Your conveyancing solicitor will address whether your planned purchase is located one of Northallerton's conservation areas.

Conveyancing - Selling a property in Northallerton

The legal work involved in a sale of a house or flat is less demanding than when buying. The purchaser does extensive due diligence into the property's title and other legal aspects, whereas conveyancing solicitors in Northallerton acting for the vendor effectively just gathers information relating to the property and answers the buyer's questions .

How to minimise the risk of your sale falling through

Properties can face a series of issues (e.g. tree preservation orders or previous or historic subsidence) which may threaten the sale process.

Don't put off finding a solution as it is highly unlikely that the problems won't be picked up, instead get professional advice, face the issues head on, and find a solution as soon as you can.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

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

Northallerton conveyancing solicitors will also carry out additional work, such as obtaining the most recent annual service charge accounts, through to ascertaining if any excess payments are anticipated.

To speed up the leasehold conveyancing process, it is highly recommended that you instruct a leasehold specialist as soon as possible.

Can Quittance conveyancers act for both sides?

Solicitors Regulation Authority (SRA) rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. However, conveyancers who are regulated by the CLC, can act for both parties.

If you are buying or selling a Northallerton property, and we are acting for the other side, you can contact a local Northallerton conveyancing solicitor firm to carry out your legal work.

Local Northallerton conveyancing solicitor directory

  • Freeman Johnson, 222 High Street, Northallerton, North Yorkshire, DL7 8LX
  • Hunt & Wrigley, The Old Post Office, 83 High Street, Northallerton, North Yorkshire, DL7 8PX
  • Watson Woodhouse Limited, 4-5 Town Hall Buildings, High Street, Northallerton, North Yorkshire, DL7 8QR
  • Newtons Solicitors Limited, 77 High Street, Northallerton, North Yorkshire, DL7 8EG
  • Place Blair & Hatch, 240 High Street, Northallerton, North Yorkshire, DL7 8LU

Conveyancing - Remortgaging a property in Northallerton

By far the most common reason homeowners remortgage their home is to get a more attractive interest rate. Other reasons to switch lenders or mortgage deals include wanting a more flexible mortgage, or releasing capital to pay off other debts.

A proactive conveyancing solicitor in Northallerton will complete the conveyancing quickly, meaning you move to your lower rate sooner. With future interest rate changes hard to predict, fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is crucial that your property lawyer can act on behalf of your new mortgage provider. Quittance Conveyancing are panel members of all major banks and building societies, so no matter whether you are switching to a flexible mortgage with Bradford & Bingley or to a fixed-rate mortgage with the Chelsea 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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