Updated: October 12, 2018

Settle conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Settle

Conveyancing solicitor fees are what you pay your Settle conveyancing solicitor for the legal work for a home sale or purchase.

How are Settle conveyancing fees calculated?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Settle who work on an hourly-rate basis. Your conveyancing quote sets out what you will pay when your sale or purchase completes.

Are there any other costs?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as indemnity insurance or HMLR fees.

See: Complete list of conveyancing fees

How much will the total Settle solicitor conveyancing fees be?

Conveyancing fees in Settle will be the same as anywhere else in the UK. However, the costs of certain disbursements can vary. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a historic mining search, may be necessary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For a standard home sale or purchase, what we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Settle

Recent changes to the law mean that a seller is obliged to reveal any property defects or disputes to the buyer.

That said, it remains the responsibility of the conveyancing solicitor in Settle to carry out due diligence on the property, deliver their report on title to the purchaser, help with resolving any problems and ensure that the full legal ownership is transferred.

This section gives invaluable advice for people searching for conveyancing solicitors in Settle for a purchase.

Your Settle conveyancing solicitor must be lender-approved

There are many mortgage providers available to homebuyers, from a large lender such as NatWest, to a financial institution like the Darlington Building Society. Before appointing a conveyancing solicitor in Settle, it is very important that you make sure that they are on the approved solicitor panel of your chosen lender.

Some banks and building societies are only happy to work with a selected list (known as a 'panel') of firms. If a conveyancer is unable to act for your chosen lender, the lender will probably require a different law firm to complete the legal work.

The borrower will usually need to pay this second solicitor's costs and the conveyancing process could take much longer.

Not checking your conveyancing solicitor's lender panel status can result in significant delays.

Quittance Conveyancing are on the panel of all lenders.

Craven District Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made by Settle conveyancing solicitors to give details about the home you want to buy.

Banks and building societies also need to see property searches to be submitted. Required searches will include:

  • Local Authority search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Further searches, such as a radon gas search or a more detailed plan search, may also be recommended in the standard search results.

The average delivery time for Local Authority searches delivered by Craven District Council is 17 weeks, so your solicitor will instead apply for quicker personal searches.

Planning searches

Your conveyancing solicitor also obtains the Title Register from HMLR. This will help to expose any issues. These issues could include the title plan showing only very general boundaries or restrictions that limit alterations.

Craven District Council Council Tax

Craven District Council calculate council tax on Settle 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 Band B, for example, would owe annual council tax of £1,383.

Settle conveyancing solicitors will inform a 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 reduces the tax due to 75% which would equal £1,038.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or for foreign language students.

Band Craven District Council Tax (2018)
A £1,186
B £1,383
C £1,581
D £1,779
E £2,174
F £2,569
G £2,964
H £3,557

Is it possible to appeal?

A homeowner can ask for their property to be reassessed, but the band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Mitre House
Church St
Lancaster
LA1 1HG
Lancashire

Stamp Duty on Settle properties

After a property sale has completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

When buying a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125k.

Quittance Conveyancing is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

See table below for Stamp Duty Land Tax examples for properties in Settle:

  Average selling price (2017) Stamp Duty Land Tax
Average price £241,987 £2,339.74
Average price (detached) £321,066 £6,053.30
Average new build £349,950 £7,497.50

Stamp duty relief for first-time buyers in Settle

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. E.g. if a second property was bought for £241,987 then the stamp duty including the surcharge would be £12,099.35. .

Settle conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Settle

New build site

Buying a leasehold house or flat if you are unaware of the implications is risky. The numerous common problems lying in wait for an uninformed purchaser could include:

  • unreasonable ground rents
  • onerous clauses in the lease
  • unreasonable managing agent fees
  • unfair developer practices
Serious consequences can result from an inexperienced conveyancing solicitor's bad leasehold advice.

A expert conveyancing solicitor in Settle will address aspects of leasehold, e.g. sinking funds, any recent demands for service charges and ground rent and reviewing the lease itself (some documents can be centuries old).

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our specialist leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Settle?

New build site

The average sale price of a new build home in Settle is £349,950, (Land Registry figures). 1 brand new properties were purchased in Settle last year.

Purchasing a new build home is more complex than any other type of conveyancing. To avoid potential problems a Settle conveyancing solicitor needs to be aware of local Settle considerations and will need to report to clients on a number of issues, like advising on mortgage offer flexibility for delayed completion and ensuring that the contract is in the buyer's favour.

Quittance Conveyancing deliver an expert assessment of the legal title of the house or flat, whilst being mindful of issues like unreasonable leasehold terms and potential freehold acquisition traps.

Conservation areas in North Yorkshire

When acting for the purchaser of a property in Settle, a conveyancing solicitor will need to check whether the house is in a conservation area in Settle. If it is, the home will be affected by specific restrictions. Referred to as Article 4 directions, these restrictions may include anything from general restrictions governing the use of non-traditional materials, to restrictions on the removal of chimneys.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Your conveyancing solicitor will address whether your planned purchase is located one of Settle's conservation areas.

Conveyancing - Selling a property in Settle

The legal process for a sale of a house or flat is much simpler than when purchasing. The buyer undertakes a thorough legal appraisal into the property, whilst conveyancing solicitors in Settle acting for the vendor mostly just collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .

What could jeopardise your sale?

A property will frequently have a range of potential roadblocks (for example where the property differs from the title plan) that can threaten the sale conveyancing process.

Property specialists usually advise that vendors handle such issues without delay.

Recommended reading:

Read more conveyancing advice for sellers.

Selling a leasehold property

Conveyancing for a leasehold flat is a great deal more difficult than it is for a freehold home.

Settle conveyancing solicitors will also carry out additional work. This can involve obtaining the most recent annual service charge accounts, through to information about any reserve fund that may be held.

To reduce delays, it is recommended that you instruct a leasehold expert as soon as an estate agent is chosen.

What if Quittance is acting for the other side?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority rules restrict the same conveyancing solicitor from working on behalf of both sides in a property sale.

If you are buying or selling a Settle property, and one of our conveyancing solicitors is carrying out the legal work for the other side, you may wish to contact a law firm in Settle to carry out your legal work.

Local Settle conveyancing solicitor directory

  • Coles Solicitors Limited, Town Hall, Settle, North Yorkshire, BD24 9EJ
  • Goad & Butcher, Midland Bank Chambers, Market Place, Settle, North Yorkshire, BD24 9DR

Conveyancing - Remortgaging a property in Settle

Saving money on a lower interest rate is primarily why homeowners remortgage. There are other reasons, including funding a one-off purchase, or wanting to overpay when the lender refuses.

You will typically be able to benefit from a better rate sooner with a more proactive conveyancing solicitor in Settle. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing your preferred rate.

It is vital that the property lawyer carrying out the remortgage is also able to act for the new mortgage lender. Our conveyancers are on the panel for all major UK lenders. So no matter whether you are switching to an offset mortgage with the NatWest or to a fixed-rate mortgage with the Skipton 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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