Updated: October 12, 2018

Shipley conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Shipley

Conveyancing solicitor fees will be paid to your Shipley conveyancing solicitor for carrying out the legal work for a property transaction.

How are Shipley conveyancing fees calculated?

Some conveyancing solicitors in Shipley work on a fees per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no nasty surprises in the small print. Your quote sets out what you will pay when your sale or purchase goes through.

What are disbursements?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like local authority searches or office copies.

See: Complete list of conveyancing fees

How much will the total Shipley solicitor conveyancing fees be?

Whilst conveyancing fees in Shipley will usually match prices elsewhere in the UK, there can be variation in the disbursements required. As examples, additional region-specific searches, e.g. a flooding search, may be needed and council search fees will vary.

With Quittance, there are no hidden fees or nasty surprises. For a standard sale or purchase, the conveyancing fee 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 substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Shipley

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of English property law. Following recent changes in the law, this maxim no longer applies. However, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

The conveyancing solicitor in Shipley will offer professional advice after making their enquiries, help to fix or resolve any legal issues and make sure that the title is registered in the name of the new buyer.

This article discusses those types of property that may carry risks for people who need conveyancing solicitors in Shipley for a purchase.

Your Shipley conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a major lender like Halifax or a less common mortgage lender such as the Earl Shilton Building Society, before selecting a Shipley conveyancing solicitor it is critical that you make sure that they can act for your mortgage lender.

Quite a few mortgage lenders are only happy to work with a restricted panel of firms. If a solicitor is not on the panel of your mortgage lender, the lender will need a second law firm to carry out the legal work.

The purchaser will usually need to pay this substitute solicitor's costs, and the conveyancing process can take much longer.

Your purchase could be jeopardised by failing to confirm your lawyer's lender panel status.

Our conveyancing solicitors can act for all banks and building societies.

Conveyancing Searches (Bradford Metropolitan Council)

Searches are enquiries made of public bodies by Shipley conveyancing solicitors to highlight issues affecting your new home.

Searches are primarily performed to meet the mortgage lender's criteria, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Purchasers will be told if your lender requires any further searches, such as a tin mining search or a disadvantaged area search.

The average delivery time for property searches provided by Bradford Metropolitan Council is 4 weeks, so faster personal searches will be preferred.

Planning searches

Your conveyancing solicitor will obtain an Official Copy of the Title Register from HM Land Registry, helping to evidence any issues. Examples of these include discrepancies between the property boundaries and the title plan or restrictive covenants governing the use of the property.

Bradford Metropolitan Council Council Tax

Bradford Metropolitan Council calculate your council tax based on various factors such as the number of occupants and the property's value as at 1 April 1991. For example, for an average Band B property in Shipley, the council tax amount would be £1,223.

Conveyancing solicitors in Shipley will inform a buyer of the home's council tax band once 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 reduces the tax due to 75% which would equal £918.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an occupation is prohibited by law such as a compulsory purchase order.

Band Bradford Metropolitan Council Tax (2018)
A £1,049
B £1,223
C £1,398
D £1,573
E £1,922
F £2,272
G £2,622
H £3,146

What to do if you suspect your new home is incorrectly valued

To challenge your banding contact:

Valuation Office Agency
Crown House
60 Crown St
West Yorkshire

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 70 council tax challenges were made. 40 saw a reduction.

Stamp Duty on Shipley properties

Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

If you are buying a house in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

Quittance Conveyancing's case management system integrates with online SDLT filing systems to ensure that the Stamp Duty Land Tax is paid in full quickly and with minimal fuss.

See Stamp Duty Land Tax examples for properties in Shipley:

  Average sale price (2017) Stamp Duty
Average price £185,622 £1,212.44
Average price (detached) £306,634 £5,331.70
Average new build £127,995 £59.90

Stamp duty relief for first-time buyers in Shipley

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. For example, if a homeowner bought a second home in Shipley for the average price of £185,622 the stamp duty would be £9,281.10.

Conveyancing solicitors in Shipley should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Shipley

New build site

Buying a leasehold property if you are unaware of the implications is ill-advised. Numerous legal complications could be awaiting the unsuspecting purchaser, such as exponential ground rents and unreasonable lease extension premiums.

Serious financial ramifications can result from an inexperienced lawyer's failure to advise you correctly regarding your planned leasehold purchase.

If you are planning to buy a leasehold home, a expert conveyancing solicitor in Shipley will address aspects of leasehold, for example the implications of the remaining length of the lease, service charges for relevant date periods and reviewing the lease itself (some documents can be centuries old).

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

Buying a 'New Build' property in Shipley?

House being built

The average cost of a new build home in Shipley is £127,995. 5 new build homes were purchased in Shipley last year.

A new-build conveyancing solicitor in Shipley must be familiar with Shipley-specific issues and the added complexities of new build, like confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity) and dealing with delays associated with off-plan.

With Quittance Conveyancing, you will get an expert appraisal of the legal title of the house or apartment, paying close attention to concerns like the home's subsequent resaleability and an assessment of other risks, such as flood risk.

West Yorkshire Conservation areas

Your conveyancing solicitor will need to confirm if the property you are going to buy is in one of Shipley's conservation areas. If it is, the house could be affected by specific constraints. These restrictions, called Article 4 Directions, may include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a garden fence or gate.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Shipley.

Conveyancing - Selling a property in Shipley

The conveyancing process on a sale of a house or flat is less difficult than for a property purchase. When buying, the onus lies with the purchaser to ensure that the home they are buying can be mortgaged and is free from legal issues.

Conversely, when selling, conveyancing solicitors in Shipley acting for the person selling need only respond to the buyer's questions.

What measures can you take to help your sale go through?

A house or flat can be burdened by legal issues (for example not having full title or not being connected to the main sewers) that can prolong the sale conveyancing process.

Don't bury your head in the sand in the hope that any issues won't be spotted. The best course of action is to speak to an expert, square up to the issue(s), and find a solution as quickly as possible.

Recommended reading:

Read more helpful advice for sellers here.


The conveyancing process for a leasehold property is quite a lot more complex than for a more straightforward freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Shipley will need to conduct additional work, such as requesting the latest service charge and ground rent statement or a common parts fire risk assessment.

To accelerate the handling of the leasehold work, it is strongly advised that the vendor contacts a leasehold-specialist conveyancer as soon as possible.

Can Quittance conveyancers act for the buyer and the vendor of the same house?

CLC-regulated conveyancers can act for both the buyer and the seller. However, SRA regulations restrict a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

You can contact a local Shipley conveyancing solicitor firm to carry out your legal work, if a Quittance solicitor is carrying out the legal work for the other side.


Conveyancing - Remortgaging a property in Shipley

People remortgage a home for all sorts of reasons, including releasing equity, or switching from interest-only to repayment. The most common reason, however, is simply to get a better rate.

Homeowners can appreciate the benefits of a lower rate sooner by using a more efficient conveyancing solicitor in Shipley. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.

A property lawyer will need to act for both you and the mortgage provider to certify the lender's interests are protected.

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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