Updated: October 12, 2018

Pudsey conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Pudsey

Conveyancing solicitor fees are the amounts you pay your Pudsey conveyancing solicitor for the legal work associated with moving home.

How are Pudsey conveyancing fees calculated?

Some conveyancing solicitors in Pudsey carry out the legal work on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no unexpected, additional costs. Your quote explains what fees you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to pay for '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 landlord's notice fees or Land Registry fees.

See: A guide to all conveyancing fees

How much will the total Pudsey solicitor conveyancing fees be?

While conveyancing fees in Pudsey will be the same as anywhere else in the UK, there can be variation in the disbursements required. For example, specific extra searches, such as a historic mining search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For a standard conveyancing transaction, 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Pudsey

There is now an obligation on a seller to disclose any property defects or disputes to their estate agent and to the purchaser.

That said, it remains the responsibility of a conveyancing solicitor in Pudsey to make enquiries about the property, report back to the buyer and the lender, help to fix or resolve any legal issues and register the title in the new owner's name.

The following considers elements of the legal process for conveyancing solicitors in Pudsey requiring specialist legal knowledge.

Your Pudsey conveyancing solicitor must be lender-approved

Before appointing a Pudsey conveyancing solicitor, it is vital that you check that they can act in the interests of your mortgage lender, whether you are obtaining a mortgage from the Co-operative Bank, Capital Home Loans or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders are only happy to work with a selected list (known as a 'lender panel') of firms.

Under these circumstances, the lender will require a different solicitor firm to act in their interests, and you will then have to cover this second lawyer's costs. Resulting delays can jeopardise the whole purchase.

Delays can occur if you fail to check your conveyancer's lender panel status.

Our conveyancing solicitors can act on behalf of all lenders.

Leeds City Council searches

Searches are applied for by Pudsey conveyancing solicitors to help identify problems that might compromise the value of the property you intend to buy.

Searches are carried out primarily to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specific searches, such as a radon gas search or a ground stability report, may also be advised subject to the outcome of the initial searches.

Property purchasers will have to endure a wait of up to 4 weeks for searches delivered by Leeds City Council. Your conveyancer will recommend using a faster search agent.

Ensuring planning permission is in place

Official Entries will also be obtained from HM Land Registry by the conveyancing solicitor acting for the buyer, assisting with the identification of planning issues, such as restrictive covenants governing the use of the property or discrepancies between the property boundaries and the title plan.

Leeds City Council Council Tax

Council tax is calculated by Leeds City Council on property value and the number of people living in the property. For example, for an average Band B residential property in Pudsey, the amount due would be £1,224.

A conveyancing solicitor in Pudsey will inform a buyer of the home's council tax band after this is confirmed by the searches.

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 £918.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property was left empty by a bankrupt person.

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 challenge my valuation?

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. 40 were approved and the tax was reduced.

Stamp Duty on Pudsey properties

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home. SDLT is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

Quittance's specialist post-completion team will ensure that the complicated SDLT1 form is completed and submitted to HMRC without delay.

See Stamp Duty Land Tax examples for homes in Pudsey:

  Average selling price (2018 to date) SDLT
Average price £194,489 £1,389.78
Average price (detached) £259,191 £2,959.55
Average new build £175,000 £1,000.00
Higher rates of stamp duty apply to buyers of second property in the form of a 3% stamp duty surcharge. So if a second home was bought for £194,489 then the stamp duty total will be £9,724.45.

Stamp duty relief for first-time buyers in Pudsey

Relief is available on home purchases below £300,000 for first-time buyers.

Pudsey conveyancing solicitors should ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Pudsey

New build site

Purchasing a leasehold property can be complex, compared to buying a freehold home. There are any number of legal technicalities that could be awaiting the unsuspecting purchaser, including:

  • increasing ground rents
  • unreasonable lease extension premiums
  • sinking fund issues
  • absent freeholders
Incomplete leasehold information, delivered by a property lawyer with limited leasehold experience, could have serious financial implications.

If you are planning to purchase a leasehold property, a specialist conveyancing solicitor in Pudsey will consider possible leasehold issues, for example :

  • reviewing the lease
  • service charges
  • absent freeholders
  • missing building regs and planning

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Pudsey?

New build building site

The average sale price of Pudsey new builds is £175,000. 1 brand new properties have been bought in Pudsey in 2018 so far.

A new-build conveyancing solicitor in Pudsey needs to be conscious of Pudsey-specific issues and new build-specific issues, including advising on mortgage offer flexibility for delayed completion and verifying rights of easements.

Our specialist team of new build conveyancers deliver an expert appraisal of the property's legal status, with a close eye on concerns like unreasonable leasehold terms and possible freehold acquisition traps.

Conservation areas in West Yorkshire

When carrying out the conveyancing for a purchase in Pudsey, a conveyancing solicitor will check if the house is in a conservation area in Pudsey. If it is, the house will be affected by certain restrictions. Referred to as Article 4 directions, these restrictions may include a wide range of constraints from restrictions on joinery colour choices, to restrictions on the addition of boundary walls.

If a property is in breach, the owner could be required to pay for the property to be changed back to the state it was in before the recent alterations, even where the alterations 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 Pudsey.

Conveyancing - Selling a property in Pudsey

Conveyancing for a property sale is less difficult than for a property purchase. When a house or flat changes hands, the onus lies with the purchaser to ensure that the house or flat is legally sound and meets their mortgage lender's criteria.

In contrast, for a sale, conveyancing solicitors in Pudsey acting for the seller need only respond to questions set by the buyer's conveyancing solicitor.

What could jeopardise the sale of your property?

A home can face many issues (e.g. an issue with noisy neighbours) that can hinder a sale.

It is generally advisable for vendors to handle such issues as soon as they come to light.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is a great deal more involved in comparison with a freehold house.

The complexities of leasehold mean conveyancing solicitors in Pudsey will usually undertake extra work. This can involve getting the latest service charge and ground rent statement or any information about regulations affecting the property that are not in the lease.

It is recommended that you instruct leasehold-specialist property lawyer as soon as possible, preferably before putting the property on the market, to reduce delays.

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

Solicitors Regulation Authority rules prevent the same solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both sides.

You may wish to contact a law firm in Pudsey to undertake your legal work, if a Quittance conveyancing solicitor is acting for the other side.

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Conveyancing - Remortgaging a property in Pudsey

By far the most common reason homeowners remortgage a home is to lower their monthly repayments. Other reasons to remortgage include borrowing more to help pay for an extension, or moving from a tracker to a fixed-rate.

Homeowners can enjoy the benefits of a better rate earlier with a more efficient conveyancing solicitor in Pudsey. With the base rate set at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a key consideration when securing the rate you want.

It is critical that your property lawyer is also able to act for the new lender. Quittance Conveyancing are on all major UK lenders' panels, so no matter whether you are switching to a lifetime tracker mortgage with Barclays Bank or to a capped-rate mortgage with the Darlington Building Society, we can assist.

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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