Updated: October 12, 2018

Sheffield conveyancing solicitor fees

No Move, No Fee conveyancing in Sheffield

Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Sheffield for the legal work associated with buying or selling a property.

Are Sheffield conveyancing fees and costs fixed?

Our solicitors work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Sheffield who work on an hourly-rate basis. Your quote will set out what you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like local authority searches or managing agent fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Sheffield cost in total?

Though conveyancing fees in Sheffield will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, Local Authority Search fees can vary and specific extra searches, such as a commons registration search, may be necessary.

There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard home sale or purchase, what we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Sheffield

Historically part of the West Riding of Yorkshire, Sheffield is the largest city in the county of South Yorkshire. Extensive redevelopment over the last 15 years has helped the city's strong economic revival, and Sheffield has become one the fastest-growing cities outside London for office and residential space.

Once described as the greenest city in Europe, Sheffield has 83 parks, including a botanical gardens, plus almost 7 square kilometres of nature reserves within its boundaries. The Peak District National Park is just a short bus ride to the south of the city.

Conveyancing for home buyers

The conveyancing for a home purchase will require the conveyancing solicitor in Sheffield to consider a wide range of issues. Examples of such issues are defective property title (e.g. grant of reservation of rights) and a flying freehold affecting the mortgageability of the home.

The buyer's property lawyer will feed the results of their enquiries back to the buyer and the lender (where there is a mortgage), help with resolving any problems and register the title in the new owner's name.

This section discusses those residential property types which may be of interest to buyers searching for conveyancing solicitors in Sheffield.

Your Sheffield conveyancing solicitor must be lender-approved

Regardless of whether you are taking out a mortgage from New Street Mortgages, NatWest or any other lender, before you instruct a conveyancing solicitor in Sheffield it is essential that you check that they are on the approved solicitor panel of your mortgage lender.

Some banks and building societies are only prepared to work with a select panel of legal practices. If a solicitor is not on the panel of your mortgage lender, the lender will require a different firm to act in their interests.

The buyer will then have to cover this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Serious delays can result from failing to confirm your lawyer's lender panel status.

Our solicitors are approved members of all lender panels.

Property Searches (Sheffield City Council)

Searches are submitted by Sheffield conveyancing solicitors to identify problems that could possibly affect how much the property you intend to buy is worth.

Banks and building societies also usually require property searches (sometimes referred to as 'conveyancing searches') to be purchased. These include:

SearchDescription
Local Authority (LA) searchincludes a list of planning decisions that could affect the property
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchidentifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Purchasers will be told if your chosen lender wants any more searches, such as a highways authority search or a geological search.

Homebuyers could experience a delay of up to 7 weeks for Residential property searches ordered from Sheffield City Council. As a result, quicker regulated searches will be recommended.

Checking planning permission status

The buyer's conveyancing solicitor will get an 'Official Copy of the Title Register' from HMLR. This helps to find any planning issues, for example a difference between the agent's floorplan and the title plan or neighbours' rights of access.

Sheffield City Council Council Tax

The amount of council tax a homeowner in Sheffield will pay to Sheffield City Council will depend on the property's value and the number of residents. For example, for an average Tax Band E property in Sheffield, the amount due would be £2,150.

A conveyancing solicitor in Sheffield will inform the buyer of the property's band after this is confirmed by the searches.

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 £1,612.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency work out council tax bands for new build properties, and where the owner has requested a revaluation.

Band Sheffield City Council Tax (2018)
A £1,173
B £1,368
C £1,563
D £1,759
E £2,150
F £2,540
G £2,931
H £3,518

Can I lower my band?

Owners can ask for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

Stamp Duty on Sheffield properties

A property purchaser will usually need to pay Stamp Duty Land Tax if the property they are purchasing is valued at over £125,000. SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

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 properties in Sheffield:

  Average sale price (2018 to date) SDLT
Average price £187,237 £1,244.74
Average price (detached) £333,260 £6,663.00
Average new build £185,742 £1,214.84

Stamp duty relief for first-time buyers in Sheffield

For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for more than £40,000 then you will have to pay a higher rate of 3%. For example, if a homeowner bought a second property in Sheffield for the average price of £187,237 the stamp duty would be £9,361.85.

Sheffield conveyancing solicitors should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Sheffield

New build site

It can be costly to buy a leasehold house or flat if you don't know what you are getting into. The many potential complications awaiting the unsuspecting buyer can include:

  • marriage value issues
  • increasing ground rents
  • undisclosed major works
Serious financial ramifications can result from a solicitor's inaccurate leasehold advice.

A good conveyancing solicitor in Sheffield will investigate aspects of the leasehold purchase, such as reviewing the lease, dealing with landlords and possible service charge shortfalls.

Our leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Sheffield?

Building site

The average cost of Sheffield new build properties is £185,742. 80 brand new homes have been bought in Sheffield in 2018 so far.

A new-build conveyancing solicitor in Sheffield must be mindful of regional considerations and the complications associated with new build, e.g. confirming right of way over drains and sewers and liaising with the builder's onsite sales team.

Our award-winning new build conveyancing team specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas

Whether you are planning to buy an 18th century stone cottage or a Victorian family home, if the home is in an officially designated conservation area, any changes you can make to the home may not be accepted by Sheffield City Council.

Called Article 4 directions, these building controls could include restrictions on the removal of front boundary walls, railings or fences, restrictions on the erection of outbuildings or general restrictions governing the use of non-traditional materials.

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Conservation areas in Sheffield include Grenoside, Whirlow and Ecclesfield. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Sheffield's conservation areas.

Conveyancing - Selling a property in Sheffield

Conveyancing for a sale of a house or flat usually requires less work than when purchasing. During the sale of a house or flat, the responsibility lies entirely with the buyer to make sure that the property they are purchasing can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in Sheffield acting for the vendor only need to answer the buyer's questions.

What could put your sale at risk?

Common issues, like having previously suffered from a flood event or where the property differs from the title plan, might prolong the conveyancing process if not handled appropriately.

You shouldn't ignore this, hoping the issue will fix itself - get advice, square up to the issue(s), and find a solution as quickly as possible.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

Conveyancing for a leasehold flat is a great deal more complicated than for a more straightforward freehold house.

The complexities of leasehold mean conveyancing solicitors in Sheffield must carry out additional tasks, including obtaining an up-to-date service charge statement, through to details of any unresolved disputes.

It is recommended that you instruct a solicitor as soon as possible to reduce delays associated with leasehold property. Managing agents can take weeks (or months) to respond.

What if Quittance is acting for the other side?

Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from acting on both sides in a house sale. However, CLC-regulated conveyancers, can act for both sides.

If you are buying or selling a house or flat in Sheffield, and we are doing the legal work for the other side, you may want to instruct a property solicitor firm in Sheffield to undertake your legal work.

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Conveyancing - Remortgaging a property in Sheffield

Securing a better rate of interest is the main reason that people remortgage. There are other reasons, including wanting a more flexible mortgage, or releasing funds to help kids get on the property ladder.

An efficient conveyancing solicitor in Sheffield will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a critical factor in securing the rate you want.

It is key that your property lawyer can act on behalf of your chosen bank or building society. Our conveyancing team are on all major lenders' panels, so no matter whether you are switching to a 100% mortgage with the Bank of Scotland or to a repayment mortgage with Virgin Money, our remortgage team 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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