Award-winning No Move, No Fee conveyancing for Selby home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
We offer 100% fixed conveyancing fees, and because we focus on proactive communication, you will always be kept in the loop about how your move is progressing.
If you are buying, selling or remortgaging a home and need conveyancing solicitors in Selby, our no sale, no fee property lawyers can assist.
In the event that your sale or purchase does not proceed our no move no fee service means you won't incur any conveyancing solicitors' legal fees.
Selby's most communicative conveyancing service
According to a Veyo poll of home movers in England and Wales, nearly 30% of the respondents said they were not kept informed during the conveyancing process.
The Law Society's CQS formal client charter specifically prioritises conveyancing solicitors improving conveyancing solicitor communication.
Notwithstanding attempts by regulators (including the SRA and CLC) to address the issue, according to a survey commissioned by the Conveyancing Association, around a quarter of property deals fail as the result of inefficient communication.
Keeping you in the loop
Our Selby conveyancing solicitors deliver a market-leading property legal service. We deliver to buyers and sellers a dedicated and proactive legal service using phone, email and via online case management, every day of the week:
- Lowest Selby conveyancing solicitor fees
- Your lawyer's email address and DDI
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Instant updates via SMS, phone and email
- Access to your conveyancing case online
Updated: October 12, 2018
Selby conveyancing solicitor fees
No Move, No Fee conveyancing in Selby
Conveyancing solicitor fees are the charges you pay your Selby conveyancing solicitor for the legal work involved in moving home.
Are Selby conveyancing fees and costs fixed?
Quittance's conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Selby who offer services on an hourly-rate basis. Your conveyancing quote will explain all fees and disbursements you will need to pay when your sale or purchase goes through.
Are there any other costs in addition to conveyancing fees?
You must cover the cost of any 'disbursements', on top of the conveyancing fees.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as HMLR fees or landlord's notice fees.
How much will the total conveyancing fees in Selby cost?
Though conveyancing fees in Selby will be the same as anywhere else in the UK, the disbursements required can vary. For example, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.
For a standard home sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Selby
"Caveat emptor", or "buyer beware", was a key part of English property law. Since 2013, this principle no longer applies, however, a purchaser must still investigate the house or flat they plan to buy.
The conveyancing solicitor in Selby will offer suggestions and advice once their enquiries are complete, help to fix or resolve any legal issues and confirm that the Land Registry's record of the property is updated.
This article gives invaluable advice for homebuyers who want conveyancing solicitors in Selby.
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Your Selby conveyancing solicitor must be lender-approved
Property purchasers have access to around 100 UK lenders, from a niche mortgage lender like Godiva Mortgages, to a large lender such as TSB. Before choosing a Selby conveyancing solicitor, whoever you choose, it is vital that you check that they are on the approved panel of your chosen lender.
Most lenders are only happy to work with a restricted group of law firms that meet stringent criteria. If a solicitor can't act for your chosen lender, the lender will require an alternative solicitor firm to carry out the legal work.
The purchaser will then have to cover this substitute solicitor's costs and the conveyancing process could take much longer.
Our solicitors are approved to act for all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Selby Council searches
Searches are carried out by Selby conveyancing solicitors to expose any significant issues that might possibly undermine how much the property you are buying is worth. They include:
- Local Authority (LA) search - planning and development details from Selby Council records
- Environmental search - shows whether the surrounding environment is suitable for the purchaser
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.
More specialised searches, such as a highways authority search or a geological search, may also be recommended in the initial LA and Environmental searches.
Buyers should anticipate a wait of approximately 5 weeks for LA searches delivered by Selby Council, so faster personal searches will be recommended.
Ensuring planning permission is in place
The buyer's conveyancing solicitor will source the Title Register from the Land Registry, helping to evidence planning issues. These issues could include right of access issues or a difference between the agent's floorplan and the title plan.
Selby Council Tax
The council tax paid by a homeowner is based on various factors including the size of the property and the assessed value of the property in April 1991. The occupier of a property in Band D, for example, would owe annual council tax of £1,784.
Selby conveyancing solicitors will inform the purchaser of the property's band once they are made aware.
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 (25%) would reduce the tax due to £1,338.
Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or for spouses of students who are not British.
|Band||Selby Tax (2018)|
Is your new home in the wrong band?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Unit 1 Station Business Park
Holgate Park Drive
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 saw a reduction.
Stamp Duty on Selby properties
Stamp duty is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland). Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical purchaser. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.
Quittance Conveyancing use smart case management systems to ensure that mistakes are not made on the stamp duty process.
See examples for average Selby properties:
|Average sale price (2018 to date)||SDLT|
|Average price (detached)||£287,960||£4,398.00|
|Average new build||£282,164||£4,108.20|
Stamp duty relief for first-time buyers in Selby
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. If you own another property or share in a property you will be subject to a higher SDLT rate of 3%. E.g. if a second property was bought for £216,175 then the stamp duty including the surcharge would be £10,808.75. .
Selby conveyancing solicitors will confirm the correct calculation is made.
Buying a flat? Leasehold conveyancing in Selby
The pitfalls associated with purchasing a leasehold property in the UK are well publicised. Unreasonable ground rents, absent freeholders and unreasonable lease extension premiums are but a few of the many potential difficulties awaiting the unsuspecting purchaser.
If you intend to purchase a house or flat with a lease, a experienced conveyancing solicitor in Selby will address aspects of leasehold, including :
- reviewing the lease itself (some leases are over 100 years old)
- dealing with landlords
- service charges
- residents? management company
Make sure that you are aware of all the potential issues and costs associated with the lease with our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Selby?
The average value of new builds in Selby is £282,164. 16 new build properties have been bought in Selby in 2018 so far.
A new-build conveyancing solicitor in Selby must be aware of Selby-specific considerations and the added complexities associated with new build, such as checking that any contracts allow for future 'common parts' maintenance, helping with mortgage offer extension terms and working with warranty providers such as NHBC, Build Zone and Build Assure.
Our new build conveyancing department will provide an independent assessment of the legal title of the house or flat, looking out for concerns ranging from the home's subsequent marketability to possible freehold acquisition traps.
Conservation areas in North Yorkshire
Whether you are looking for Tudor-style or Edwardian architecture, moving to a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your property.
These building controls may include:
- Restrictions on the addition of a porch
- Possible restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
The local council can order any non-compliant alterations to a property to be changed or removed.
Conservation areas in Selby include Monk Fryston, Thorganby and Armoury Road and Brook Street. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Selby's conservation areas.
Conveyancing - Selling a property in Selby
Conveyancing for a property sale is normally less troublesome than for a property purchase. The buyer conducts due diligence on the legal title of your home, whilst conveyancing solicitors in Selby acting for the seller essentially just responds to enquiries made by the buyer's solicitor.
Why do sales fall through?
Issues, such as previous or historic subsidence, have the potential to endanger your move if ignored.
Don't ignore the issue as it is highly unlikely that the problems won't be picked up. Instead, you should talk to a professional and deal with it as soon as you can.
- Selling a Green Deal property? What you need to know
- Boundary disputes - what to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
The conveyancing process for a leasehold flat or house is a great deal more time-consuming in comparison with a freehold house.
Conveyancing solicitors in Selby will also carry out additional work, for example sourcing the latest service charge and ground rent statement, through to a copy of any required license to assign.
It is generally a good idea to get a lawyer as soon as is practicable to reduce leasehold-related delays.
Can your conveyancing solicitors act for the buyer and the vendor in one transaction?
A conveyancer regulated by the CLC can act for both sides. However, SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale.
If you are buying or selling a property in Selby, and we are acting for the other side, you can contact a property solicitor firm in Selby to handle your legal work.
Local Selby conveyancing solicitor directory
- Crombie Wilkinson Solicitors LLP, 6 Park Street, Selby, North Yorkshire, YO8 4PW
- Elmhirst Parker LLP, 13 Finkle Street, Selby, North Yorkshire, YO8 4DT
- Jordans Solicitors, 65 Micklegate, Selby, North Yorkshire, YO8 4EA
- Martin Gaffney Legal Services Limited, 72 Gowthorpe, Selby, North Yorkshire, YO8 4ET
Conveyancing - Remortgaging a property in Selby
Although people consider remortgaging for a range of reasons, homeowners will generally remortgage a home to save money with a lower rate.
You should be able to enjoy a lower rate sooner with a more proactive conveyancing solicitor in Selby. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
The property lawyer conducting the legal work needs to be able to act for the new mortgage provider. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are switching to a fixed-rate mortgage with the Halifax or to a two-year discount with the Furness Building Society, our remortgage specialists can help.
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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