Updated: October 12, 2018

South Yorkshire conveyancing solicitor fees

No Move, No Fee conveyancing in South Yorkshire

Conveyancing solicitor fees will be paid your South Yorkshire conveyancing solicitor for handling the legal work for your move.

Do South Yorkshire conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in South Yorkshire offer services on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote explains all fees and other costs you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as HMLR fees or office copies and title plans.

See: A guide to all conveyancing fees

How much will the total conveyancing fees in South Yorkshire cost?

Conveyancing fees in South Yorkshire should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a flooding search, may be needed.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden fees or surprises in the small print. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in South Yorkshire

South Yorkshire was created in 1974, mainly from districts of the former West Riding of Yorkshire, and a small part of Derbyshire and Nottinghamshire, with its western edge bordering the Peak District National Park. It incorporates the city of Sheffield and towns of Doncaster, Barnsley and Rotherham. Rural districts surround each town, with attractive villages such as Hooton Pagnell, Sprotborough, High Bradfield and Wentworth all popular with commuters.

The whole county of South Torkshire has been experiencing a boom in house prices over the last 12 months, as investment in Sheffield attracts more people to the area.

Conveyancing for buyers

Purchase conveyancing will require a conveyancing solicitor in South Yorkshire to consider a wide range of issues. Examples of such factors can range from defective property title to the future saleability of the property.

The solicitor will report their findings back to the buyer and the lender (where there is a mortgage), offer pragmatic solutions and register the title in the new owner's name.

The following gives advice to assist homebuyers searching for conveyancing solicitors in South Yorkshire.

Your South Yorkshire conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in South Yorkshire, it is critical that you make sure that they are on the panel of your lender, whether you are obtaining a mortgage from Aldermore Bank, Barclays Bank or any other lender.

Many banks and building societies are only happy to work with a restricted group of solicitors or licensed conveyancers that meet strict selection criteria. If your conveyancer is unable to act for your lender, the lender will need a second solicitor firm to act in their interests.

You will then have to cover this alternative solicitor's costs and significant delays to your move could occur.

Failing to check the lender panel status of your conveyancer can result in significant delays.

Quittance Conveyancing can carry out the legal work for all major and minor lenders.

Property Searches (Rotherham Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by South Yorkshire conveyancing solicitors to help spot planning, development and environmental issues that might possibly impact how much the property you intend to buy is worth.

Banks and building societies typically also require specific searches to be applied for. These include:

Local Authority (LA) searchincludes the LLC1 and CON29 which includes local road or rail schemes
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by South Yorkshire properties for local parish repairs.

You will be informed if your lender needs any additional searches, for example a highways search or an energy search.

Rotherham Metropolitan Borough Council has a typical lead time of 5 weeks for conveyancing searches. Your lawyer could instead use faster personal searches.

Checking planning permission status

Official Entries (or 'office copies') will also be applied for from the Land Registry by the purchaser's conveyancing solicitor. This will help to highlight potential planning issues, for example a difference between the agent's floorplan and the title plan or the breach of a restrictive covenant.

Rotherham Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in South Yorkshire will pay to Rotherham Metropolitan Borough Council will depend on the property's value and the number of residents. For example, for an average Tax Band D property in South Yorkshire, the council tax payable would be £1,759 per year.

Conveyancing solicitors in South Yorkshire will inform a buyer of the home's tax band once they are themselves notified.

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 £1,319.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or where the property (land) is a boat mooring or caravan pitch. New build property is assessed by the Valuation Office Agency (VOA) and allocated a band.

Band Rotherham Metropolitan Borough Council Tax (2018)
A £1,173
B £1,368
C £1,563
D £1,759
E £2,150
F £2,541
G £2,931
H £3,518

Is your new home in the wrong band?

To appeal contact:

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

A property owner can also ask for their property to be reassessed, but the band could be revised up as well as down.

Stamp Duty on South Yorkshire properties

The current Stamp Duty Land Tax threshold is £125,000 in England and Wales. Submitting the SDLT1 form to HMRC is difficult and time consuming. The majority of purchasers get their property lawyer to do it for them.

With Quittance Conveyancing you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

The following table illustrates SDLT examples for properties in South Yorkshire:

  Average sale price (2017) Stamp Duty
Average price £161,038 £720.76
Average price (detached) £251,331 £2,566.55
Average new build £185,725 £1,214.50
If you own another residence you will be subject to a surcharge of 3%. E.g. if a second property was bought for £161,038 then the stamp duty including the surcharge would be £8,051.90. .

Stamp duty relief for first-time buyers in South Yorkshire

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300k.

Conveyancing solicitors in South Yorkshire will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in South Yorkshire

New build site

It is risky to buy a leasehold home if you are unaware of the facts. Numerous technical issues may be lying in wait for an uninformed buyer, such as reversionary interests, unpaid service charges by the existing leaseholder and exponential ground rents.

Severe consequences can result from a less-experienced conveyancing solicitor's inaccurate leasehold advice.

A good conveyancing solicitor in South Yorkshire will consider possible leasehold issues, including :

  • sometimes ancient and arcane lease documents
  • managing agent or landlord enquiries
  • service charge records from the last three years
  • changes to the terms of the lease
  • short leases

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

Buying a 'New Build' property in South Yorkshire?

House being built

The average sale price of new build homes in South Yorkshire is £194,695, according to data gathered by HM Land Registry. 147 new build houses and flats have been bought in South Yorkshire in 2018 so far.

Buying a new build can be more involved than any other type of conveyancing. To avoid potential problems a South Yorkshire conveyancing solicitor must be conscious of South Yorkshire-specific factors and must consider a range of factors, such as ensuring that new build mortgage conditions are met and confirming building regulation compliance.

Our highly qualified team of conveyancers specialise in working to developer exchange timeframes and new build purchases.

Conservation areas

Whether you are purchasing a listed character property or a Victorian terraced house, if the property is in a defined conservation area, your plans to develop the property might not be allowed by Rotherham Metropolitan Borough Council.

Called Article 4 directions, these constraints may include restrictions on the use of PVC or aluminium windows, restrictions on extensions normally within Permitted Development rights or general restrictions governing the use of non-traditional materials.

The local 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 South Yorkshire.

Conveyancing - Selling a property in South Yorkshire

The legal process for a sale of a home is less complicated than for a purchase. When property changes hands, the burden is solely on the buyer to verify that the title of the property they are buying is mortgageable and free from legal issues.

When selling, conveyancing solicitors in South Yorkshire acting for the existing owner only need to answer the buyer's questions.

What factors could threaten your sale?

Homes can be burdened by many possible issues (such as a landlord dispute on a leasehold property or a boundary dispute) which may frustrate your move.

Don't ignore the issue, hoping the issue will fix itself - talk to a professional, square up to the issue(s), and find a solution as early as possible.

Useful reading:

For more conveyancing advice for sellers click here.


The conveyancing process for a leasehold property is much more complicated than for a freehold house.

Conveyancing solicitors in South Yorkshire will also carry out additional work. This can involve liaising with the management company to obtain service charge accounts, through to ascertaining if a license to assign is required.

It is strongly advised that the seller instruct a solicitor as early in the process as possible, and ideally before marketing the property, to reduce delays associated with leasehold property and, in particular, dealing with managing agents.

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

Conveyancers regulated by the CLC can act for both sides. However, SRA rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase.

If you are buying or selling a South Yorkshire home, and a Quittance conveyancing solicitor is acting for the other side, you may wish to contact a law firm in South Yorkshire to carry out your legal work.


Conveyancing - Remortgaging a property in South Yorkshire

Securing a better rate is usually why homeowners decide to switch lenders. There are other reasons, for example getting onto a longer fixed-rate term, or extending the mortgage term.

An efficient conveyancing solicitor in South Yorkshire can reduce the remortgage processing time, and move you to the better rate sooner. With rate rises hard to predict, fast conveyancing can play a key role in getting on to the rate you want.

A property lawyer will act for both you and the mortgage provider to ensure the interests of the lender are covered.

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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