Updated: October 12, 2018

Ripon conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ripon

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Ripon for the legal work for a home sale or purchase.

How are Ripon conveyancing fees calculated?

Some conveyancing solicitors in Ripon carry out the legal work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a fixed No Move, No Fee basis, with no hidden fees. Your quote will set out exactly what you will be charged when your property transaction has completed.

What are disbursements?

You must cover the cost of any 'disbursements', on top of the conveyancing fees.

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 indemnity insurance or Stamp Duty Land Tax.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Ripon cost?

Conveyancing solicitor fees in Ripon should be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. For example, additional region-specific searches, e.g. transport searches, may be needed and Local Authority Search fees can vary.

With Quittance, there are no hidden fees or nasty surprises. For standard conveyancing transactions, what we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Ripon

When carrying out the legal work for a property buyer, a Ripon conveyancing solicitor will investigate the title of the property and feed the results of their enquiries back to the buyer.

The buyer's solicitor will offer professional advice after making their enquiries, help with resolving any problems and ensure that the full legal ownership is transferred.

The content below sets out advice for buyers searching for conveyancing solicitors in Ripon.

Your Ripon conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a major lender such as Halifax, to a niche lender like the Harpenden Building Society. Before appointing a Ripon conveyancing solicitor, it is essential that you check that they can act in the interests of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies will only work with a selected list (known as a 'panel') of firms.

In this case, the lender will need a different firm to carry out the legal work, and you will then have to cover this alternative solicitor's fees. This can mean the process takes much longer.

Neglecting to check the lender panel membership of your lawyer can result in serious delays.

Our solicitors are approved members of all lender panels.

Harrogate Borough Council searches and other searches

Property searches are carried out by Ripon conveyancing solicitors to unearth problems that might possibly affect how much your house or flat is worth.

Lenders typically also require property searches (sometimes referred to as 'conveyancing searches') to be applied for. Required searches will include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - involves 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 lender wants any more searches, for example an HS2 search or a disadvantaged area search.

Purchasers could experience a delay of roughly 15 weeks for searches supplied by Harrogate Borough Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning searches

The conveyancing solicitor acting for the buyer will also obtain official entries from the Land Registry. This will help to highlight any potential issues, for example a restrictive covenant against certain alterations or outbuildings missing from the title plan.

Harrogate Borough Council Council Tax

Harrogate Borough Council calculate council tax on Ripon homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,200.

Ripon conveyancing solicitors will inform a purchaser of the home's tax band once they are themselves notified.

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 reduces the tax due to 75% which would equal £1,650.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where an occupation is prohibited by law such as a compulsory purchase order.

Band Harrogate Borough Council Tax (2018)
A £1,200
B £1,400
C £1,600
D £1,800
E £2,200
F £2,600
G £3,000
H £3,600

Does anyone ever challenge their valuation?

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To challenge your banding contact:

Valuation Office Agency
Unit 1 Station Business Park
Holgate Park Drive
York
YO26 4GB
North Yorkshire

Stamp Duty on Ripon properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical buyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

SDLT is only applicable to homes where the purchase price exceeds £125k.

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

See table below for Stamp Duty Land Tax examples for homes in Ripon:

  Average sale price (2017) Stamp Duty Land Tax
Average price £270,018 £3,500.90
Average price (detached) £395,450 £9,772.50
Average new build £362,550 £8,127.50

Stamp duty relief for first-time buyers in Ripon

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the home is not let out. Following the example above, if a homeowner bought a second property in Ripon for the average price of £270,018 the SDLT would be £21,601.44.

Conveyancing solicitors in Ripon should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Ripon

New build site

The potential pitfalls of buying a leasehold property should be a source of concern for leasehold property purchasers. The numerous common problems awaiting the unsuspecting buyer could include unreasonable lease extension premiums, ground rent multipliers and reversionary interests.

Erroneous leasehold advice, from a solicitor with limited leasehold experience, can have serious consequences.

If you are planning to purchase a house or flat with a lease, a good conveyancing solicitor in Ripon will consider possible leasehold issues, for example :

  • reviewing the lease itself
  • any recent demands for service charges and ground rent
  • managing agent or landlord enquiries
  • short leases
  • compliance with means of escape (where relevant)

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Ripon?

New build building site

Based on data collated by HMLR, 2 brand new homes have been bought in Ripon in 2018 so far. The average sale price of Ripon new builds is £240,000.

The legal work for acquiring a new build property can be more involved than any other type of conveyancing. To prevent difficulties arising a Ripon conveyancing solicitor must be aware of Ripon-specific considerations and must consider a range of factors, e.g. handling the uncertainties of buying off plan and administering Help to Buy purchases.

Quittance Conveyancing deliver a specialist assessment of the legal title of the house or apartment, with a close eye on issues like the home's subsequent mortgageability and an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

North Yorkshire Conservation areas

Your conveyancing solicitor will need to confirm if the property you are purchasing is in one of Ripon's conservation areas. If it is, the property could be affected by specific conditions. These building controls, referred to as Article 4 Directions, may include restrictions on the removal of front boundary walls, railings or fences, limitations on new outbuildings or general restrictions governing non-uniform additions or modifications.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.

Parts of Ripon are within a conservation area governed by the Harrogate local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Ripon.

Conveyancing - Selling a property in Ripon

Conveyancing for a house sale is less demanding than when purchasing. When property changes hands, the responsibility is solely on the buyer to verify that the property they are buying is legally sound and meets their mortgage lender's criteria.

Conversely, when selling, conveyancing solicitors in Ripon acting for the existing owner need only respond to the buyer's solicitor's formal enquiries.

What could go wrong?

A property will frequently have challenges (such as previous or historic subsidence or being in an area threatened by local development) that have the capacity to draw out the conveyancing process for weeks (or worse).

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered. The best course of action is to seek out professional help and deal with it as early as possible.

Useful reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The legal work for a leasehold flat (leasehold houses are not common) is quite a lot more time-consuming than for a freehold house.

Ripon conveyancing solicitors will also perform extra work, including obtaining all relevant freeholder information, through to details of any deed of variation.

So as to resolve any leasehold-related delays sooner, it is recommended that the seller instruct a lawyer as soon as the property is marketed, if not before,.

What if you are acting for the other side?

SRA regulations ban the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase. A CLC-regulated conveyancer, however, can act for both sides.

You may want to instruct a property solicitor firm in Ripon to carry out your conveyancing, if a Quittance solicitor is acting for the other side.

Local Ripon conveyancing solicitor directory

  • Coles Solicitors Limited, 2 Duck Hill, Ripon, North Yorkshire, HG4 1BL
  • Eccles Heddon LLP, 5 Westgate, Ripon, North Yorkshire, HG4 2AT
  • Newtons Solicitors Limited, Cathedral Chambers, 4 Kirkgate, Ripon, North Yorkshire, HG4 1PA

Conveyancing - Remortgaging a property in Ripon

Securing a better rate of interest is the main reason that people decide to remortgage. There are other reasons, for example funding a one-off purchase, or the existing lender having refused a payment holiday.

Homeowners can benefit from a better rate sooner with a more efficient conveyancing solicitor in Ripon, reducing the time the conveyancing takes to complete. With the future of interest rates unclear, fast conveyancing can be a key consideration when getting on to the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for your chosen bank or building society. Quittance Conveyancing are on the panel for all major UK lenders, so no matter whether you are changing to a lifetime tracker mortgage with the HSBC or to a fixed-rate mortgage with Birmingham Midshires, 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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