Updated: October 12, 2018

Skipton conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Skipton

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

Do Skipton conveyancing solicitors work on a fixed fee basis?

Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Skipton who work on an hourly-rate basis. Your conveyancing quote sets out all fees and other costs you will be charged when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy searches or landlord's notice fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Skipton solicitor conveyancing fees be?

While conveyancing fees in Skipton will usually match prices elsewhere in the UK, the disbursements required can vary. For example, additional region-specific searches, such as a Coal Authority search, may be needed and council search fees will vary.

With Quittance, there are no hidden fees or nasty surprises. For standard conveyancing transactions, the fees we quote are the fees 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 Skipton

The legal work for a home purchase needs a Skipton conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title (e.g. grant of reservation of rights) to problems affecting the mortgageability (e.g. solar panel leases).

The purchaser's solicitor will feed the results of their enquiries back to the purchaser and their mortgage lender, offer practical solutions and register the new owner's title at the Land Registry.

This article considers elements of the legal process for conveyancing solicitors in Skipton where greater expertise is crucial.

Your Skipton conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from Ulster Bank, Santander or any other lender, before choosing a Skipton conveyancing solicitor you must confirm that they are on the approved solicitor panel of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some mortgage lenders are only happy to work with a restricted panel of legal practices that meet strict selection criteria.

In this case, the lender will likely need a different legal firm to complete the legal work, and you will then have to cover this second lawyer's costs. Resulting delays can jeopardise the whole purchase.

Delays can result from failing to check your conveyancing lawyer's lender panel status.

Our conveyancing solicitors can act for all mortgage lenders.

Craven District Council searches and other searches

Property searches are carried out by Skipton conveyancing solicitors in order to identify any wider issues that could compromise how much your house or flat will be worth. They include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there are any grants available
Drainage & Water searchconfirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilityinvolves 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.

Further searches, such as an HS2 search or an energy search, may also be advised in the initial LA and Environmental searches.

Property purchasers will have to endure a wait of around 17 weeks for searches supplied by Craven District Council. In these circumstances, faster personal searches will be recommended.

Planning issues

The conveyancing solicitor acting for the buyer will also obtain office copies from HMLR. This will help to expose any planning issues. Examples of these include the title plan showing only very general boundaries or rights or restrictions on how the property may be used.

Craven District Council Council Tax

Craven District Council calculate council tax on Skipton homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Tax Band B property in Skipton, the council tax payable would be £1,383.

Conveyancing solicitors in Skipton will inform the purchaser of the home's tax band once they have the Local Authority search results.

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 £1,038.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency (VOA) assess council tax bandings for new build homes, and where the owner has requested a revaluation.

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

Can I challenge the council tax banding?

The Valuation Office Agency (VOA) should reassess a property's band on request. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Crown House
60 Crown St
West Yorkshire

Stamp Duty on Skipton properties

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it. The threshold for Stamp Duty Land Tax for a property is £125,000.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use state-of-the-art case management system to ensure that SDLT is paid immediately after completion.

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

  Average selling price (2017) Stamp Duty
Average price £251,929 £2,596.45
Average price (detached) £428,503 £11,425.15
Average new build £200,074 £1,501.48

Stamp duty relief for first-time buyers in Skipton

Since 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k. Higher rates of stamp duty apply to buyers of second residential property in the form of a stamp duty surcharge of 3%. Therefore, if a homeowner in Skipton bought a second home for the average price of £251,929 the SDLT would be £20,154.32.

Conveyancing solicitors in Skipton should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Skipton

New build site

Buying a leasehold property is not as straightforward as purchasing a freehold home. The numerous common problems awaiting an uninformed buyer include:

  • onerous clauses in the lease
  • unpaid service charges by the existing leaseholder
  • unfair developer practices
  • ground rent multipliers
Bad or incomplete leasehold advice, from a lawyer with limited leasehold experience, could have serious financial consequences.

If you are planning to buy a leasehold property, a specialist conveyancing solicitor in Skipton will address aspects of leasehold, e.g. leases approaching 80 years remaining, ground rents and service charges and reviewing the lease itself (some documents can be centuries old).

Quittance Conveyancing's team of leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Skipton?

Building site

The average value of new builds in Skipton is £144,994. 8 new builds have been bought in Skipton in 2018 so far.

The legal side of purchasing a new build home can be more complex than any other type of conveyancing. Therefore a conveyancing solicitor in Skipton must be aware of local Skipton factors and will consider a range of issues, e.g. handling structural guarantees and ensuring new estate roads are adopted.

Our award-winning new build team specialise in new build purchases and working to developer exchange timeframes.

Conservation areas in North Yorkshire

Whether you are buying an 18th century stone cottage or a Victorian family home, if the property is in a defined conservation area, your plans to alter the property might not be permitted by Craven District Council.

These constraints, referred to as Article 4 Directions, could include:

  • A prohibition on roof terraces
  • Restrictions on the display of advertisements
  • Restrictions on the erection of outbuildings

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

Parts of Skipton are within a conservation area governed by the Craven local planning authority (LPA). Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Skipton.

Conveyancing - Selling a property in Skipton

The legal work involved in a sale of a house or flat is less complicated than when purchasing. The buyer's conveyancing solicitor will have to go through thorough due diligence into the property and its legal title. In contrast, conveyancing solicitors in Skipton acting for the vendor merely responds to enquiries made by the buyer's solicitor.

What could put the process at risk?

A house or flat can be burdened by a broad spectrum of challenges (e.g. a landlord dispute on a leasehold property or Japanese Knotweed) that can jeopardise a sale.

It is not recommended that you put off finding a solution and hope the buyer's solicitor won't notice. The best course of action is to get legal advice and tackle it proactively.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

Conveyancing for a leasehold flat is quite a lot more time-consuming compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Skipton will usually undertake additional work. This can involve collating all relevant freeholder information, through to any documents pertaining to a variation of the terms of the lease.

You should instruct a lawyer as soon as the property is marketed, if not before, to reduce delays associated with leasehold property. Waiting for a long-overdue managing agent response is the most likely reason that the sale of a leasehold flat will fall through.

What if your conveyancing solicitors are acting for the other side?

A conveyancer regulated by the CLC can act for both parties. However, SRA regulations restrict the same conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a Skipton home, and a Quittance solicitor is acting for the other side, you can contact a local Skipton conveyancing solicitor firm to carry out your legal work.

Local Skipton conveyancing solicitor directory

  • Awb Charlesworth Solicitors Limited, 23 Otley Street, Skipton, North Yorkshire, BD23 1DY
  • Mewies Solicitors Limited, Clifford House, Keighley Road, Skipton, North Yorkshire, BD23 2NB
  • Savage Crangle, 15 High Street, Skipton, North Yorkshire, BD23 1AJ
  • Walker Foster Limited, 3 High Street, Skipton, North Yorkshire, BD23 1AA
  • Skipton Building Society, The Bailey, Skipton, North Yorkshire, BD23 1DN

Conveyancing - Remortgaging a property in Skipton

By far the most common reason homeowners remortgage their home is simply to get a better rate. Other reasons to remortgage include consolidating debts, or switching from interest-only to repayment.

A proactive conveyancing solicitor in Skipton can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With rate rises anticipated, fast conveyancing can be a contributing factor to securing the rate you want.

It is vital that the property lawyer undertaking the legal work can act on behalf of your chosen bank or building society. Our conveyancing team are on the panel for all major UK lenders. So whether you are switching to a flexible mortgage with the NatWest or to a capped-rate mortgage with the Monmouthshire Building Society, we 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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