Updated: October 12, 2018

Ossett conveyancing solicitor fees

No Move, No Fee conveyancing in Ossett

Conveyancing solicitor fees will be paid conveyancing solicitors in Ossett for the legal work involved in moving home.

How are Ossett conveyancing fees calculated?

Some conveyancing solicitors in Ossett will work on an hourly-rate basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). We work on a fixed No Move, No Fee basis, with no hidden costs. Your conveyancing quote will explain what you will be charged when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor 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. These include costs like HMLR fees or indemnity insurance.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Ossett cost?

Though conveyancing fees in Ossett will usually match prices elsewhere in the UK, there can be variation in the disbursements required. For example, additional region-specific searches, such as utilities searches, may be needed and Local Authority (LA) Search fees will vary.

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

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

Conveyancing - Buying a property in Ossett

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.

It is, however, still the duty of a conveyancing solicitor in Ossett to carry out due diligence on the property, report back in detail to the buyer and the lender, offer practical solutions and make sure that the title is registered in the name of the new buyer.

This section of the article considers the property types that may carry risks for homebuyers who need conveyancing solicitors in Ossett.

Your Ossett conveyancing solicitor must be lender-approved

Whether your mortgage is with a niche mortgage lender like Secure Trust or a large lender such as the Royal Bank of Scotland (RBS), before instructing a Ossett conveyancing solicitor you must confirm that they are on the panel of your chosen lender.

The majority of mortgage lenders will only work with a restricted panel of firms that pass strict standards. If a solicitor can't act for your chosen lender, the lender will probably need a second firm to complete the legal work.

You will be expected to pay this alternative lawyer's costs, and weeks could be added to the conveyancing process.

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

Our solicitors can act for all mortgage providers.

Wakefield City Metropolitan District Council searches

Residential property searches are questions submitted to a number of authorities by Ossett conveyancing solicitors to identify issues affecting your planned purchase. They include:

Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinvolves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Buyers will be informed if your mortgage lender needs any further searches, for example an HS2 search or a more detailed plan search.

The typical delivery time for searches supplied by Wakefield City Metropolitan District Council is 3 weeks, so faster personal searches will be recommended.

Checking planning status

The conveyancing solicitor acting for the buyer will also order an Official Copy of the Title Register from HMLR, helping to identify any planning issues, for example right of access issues or outbuildings lying outside the boundary.

Wakefield City Metropolitan District Council Council Tax

Wakefield City Metropolitan District Council calculate your council tax based on a variety of factors including the property's whereabouts and the value of the home as determined by the VOA in 1991 (or 2003 in Wales). The occupier of a property in Band B, for example, would owe annual council tax of £1,237.

Ossett conveyancing solicitors will inform a buyer of the property's band once they have the Local Authority search results.

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. if the property is uninhabited (for the first 60 days) or if the property is left empty by someone receiving medical treatment. Newer property is assessed by the Valuation Office Agency and allocated a council tax band.

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

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Castle House
31 Lisbon St
West Yorkshire

In the 2016/17 financial year, 40 council tax challenges were made, of which 20 were upheld and refunds awarded.

Stamp Duty on Ossett properties

If the purchase price of the home you intend to buy is over the £125k threshold, you must pay SDLT. Completing the SDLT1 form in order to pay Stamp Duty Land Tax is a daunting prospect for a layperson.

HMRC complications and objections are avoided using the latest case management system.

The following table illustrates stamp duty examples for properties in Ossett:

  Average selling price (2017) Stamp Duty
Average price £163,845 £776.90
Average price (detached) £239,854 £2,297.08
Average new build £223,379 £1,967.58

Stamp duty relief for first-time buyers in Ossett

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. For example, if a homeowner bought a second home in Ossett for the average price of £163,845 the SDLT would be £8,192.25.

Conveyancing solicitors in Ossett should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Ossett

New build site

The risks associated with purchasing a leasehold flat in the UK have been well chronicled in the papers. The many potential complications lying in wait for the unsuspecting buyer include:

  • spiralling ground rents
  • excessive freehold premiums
  • incomplete management company accounts
  • reversionary interests
Misguided leasehold advice, from an inexperienced property lawyer, could have serious financial implications.

If you are planning to buy a house or flat with a lease, a specialist conveyancing solicitor in Ossett will investigate aspects of the leasehold purchase, such as share of freehold complexity, possible service charge shortfalls and reviewing the lease itself (leases can be 10's or even 100's of years old).

Ensure that you are fully-informed regarding your decision to buy a leasehold property - Contact our leasehold conveyancing solicitor team on 0800 612 0377 today.

Buying a 'New Build' property in Ossett?

New build building site

According to Her Majesty's Land Registry data, the average value of Ossett new build properties is £277,495. 2 brand new homes have been bought in Ossett in 2018 so far.

Purchasing a new build requires specialist knowledge, compared to 'standard conveyancing'. Therefore a conveyancing solicitor in Ossett needs to be aware of local Ossett issues and will examine a number of areas, e.g. investigating developer incentives and investigating issues with drains and roads that serve the property.

Our highly qualified team of new build conveyancers are specialists in working to tight developer deadlines and helping new build purchasers obtain the best possible terms.

Conservation areas in West Yorkshire

If you are planning to buy a property in one of Ossett's conservation areas, the property will need to meet any conservation area conditions. Referred to as Article 4 directions, these conditions could include a wide range of constraints from restrictions on the use of external insulation, to limitations on skylights.

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

Parts of Ossett lie within a Wakefield LPA-governed conservation area. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Ossett's conservation areas.

Conveyancing - Selling a property in Ossett

The conveyancing process on a sale of a home is less demanding than when buying. When property changes hands, the obligation lies with the purchaser to determine whether the title of the property is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Ossett acting for the vendor need only respond to the purchaser's enquiries.

What can vendors do to improve the odds of your sale going through?

A property will frequently have a broad spectrum of legal problems (such as a dispute with a neighbour) that have the capacity to prevent the conveyancing process from completing on time.

Don't ignore the issue, hoping the issue will fix itself, instead talk to a professional and tackle it as quickly as possible.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold flat (houses are rarely leasehold) is quite a lot more complex than for a freehold house.

Ossett conveyancing solicitors will also carry out additional work, such as obtaining the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).

So as to resolve any leasehold-related delays sooner, it is recommended that the vendor contact a property lawyer as soon as possible.

Can your conveyancing solicitors act for both the buyer and the seller in one transaction?

Conveyancers regulated by the CLC can act for both sides. However, Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from acting on both sides in a house sale.

You could instruct a property solicitor firm in Ossett to carry out your legal work, if a Quittance conveyancing solicitor is acting for the other side.

Local Ossett conveyancing solicitor directory

  • Thornton Jones Family Law, 25 Bank Street, Ossett, West Yorkshire, WF5 8PS

Conveyancing - Remortgaging a property in Ossett

The main reason homeowners remortgage is to secure a lower interest rate. There are other reasons to remortgage, including the existing lender having refused a payment holiday, or consolidating debts.

A good conveyancing solicitor in Ossett will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when securing the rate you want.

A property lawyer will act for both you and the new lender to certify the parties' interests 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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Ossett home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Ossett property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:


Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!