Updated: October 12, 2018

Stocksbridge conveyancing solicitor fees

No Move, No Fee conveyancing in Stocksbridge

Conveyancing solicitor fees are paid your Stocksbridge conveyancing solicitor for the legal work for a home sale or purchase.

Are Stocksbridge conveyancing fees and costs fixed?

Our conveyancing solicitors work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Stocksbridge who carry out the legal work on a price per hour basis. Your conveyancing quote explains all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the legal fees.

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

See: How much should conveyancing fees cost?

How much will the total Stocksbridge solicitor conveyancing fees be?

Stocksbridge conveyancing fees will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Stocksbridge

The legal work for the purchase of a house or flat will require the conveyancing solicitor in Stocksbridge to consider a wide range of issues. Examples of such factors are a defective title (e.g. breached restrictive covenants) and solar panel leases affecting the future saleability of the property.

The buyer's property lawyer will feed the results of their enquiries back to the buyer and their lender, deal with any legal issues and register the new owner's title at the Land Registry.

The following section discusses elements of the buying process for conveyancing solicitors in Stocksbridge needing specialist legal knowledge.

Your Stocksbridge conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Lloyds Bank or a less common lender such as the Buckinghamshire Building Society, before you select a Stocksbridge conveyancing solicitor it is critical that you make sure that they can act for your mortgage lender.

Some banks and building societies are only happy to work with a restricted group of firms. If a conveyancer can't act for your mortgage lender, the lender will likely require an alternative solicitor firm to complete the legal work.

You will be expected to pay this substitute solicitor's costs, and weeks could be added to the conveyancing process.

Failing to check your property solicitor's lender panel status can frustrate the process.

Our conveyancing solicitors can carry out the legal work for all major and minor mortgage lenders.

Property Searches (Sheffield City Council)

Searches are questions asked of various bodies by Stocksbridge conveyancing solicitors to help uncover relevant information about your new home.

Searches are firstly carried out to satisfy the conditions of the lender, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Your lawyer will make you aware if your mortgage lender wants any further searches, such as an HS2 search or a more detailed plan search.

Homebuyers will have to endure a wait of around 7 weeks for searches delivered by Sheffield City Council. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Ensuring planning permission is in place

The buyer's conveyancing solicitor will also order the Title Register from the Land Registry. This will help to identify any potential issues. Examples of these include discrepancies with the filed plan or that a restrictive covenant has been breached.

Sheffield City Council Council Tax

Sheffield City Council calculate your council tax based on a variety of factors such as the layout of the property and the value of the property. For example, for an average Tax Band C property in Stocksbridge, the council tax due would be £1,563 per year.

Conveyancing solicitors in Stocksbridge will inform the buyer of the home's council tax band as soon as they are 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 reduces the tax due to 75% which would equal £1,173.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is a hall of residence. Homes constructed after 1991 are allocated a band by the Valuation Office Agency.

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

Are you about you buy a home in the wrong council tax band?

Owners can apply for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Stocksbridge properties

The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.

Stamp Duty Land Tax will almost always need to be paid if the property being purchased is valued at over £125,000.

Quittance ensure that the convoluted SDLT1 form is completed accurately and without delay.

See 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
Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the property is not let out. So if a second home was bought for £161,038 then the stamp duty total will be £8,051.90.

Stamp duty relief for first-time buyers in Stocksbridge

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with relief up to £500,000 in some areas.

Conveyancing solicitors in Stocksbridge will ensure their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Stocksbridge

New build site

The drawbacks of buying a leasehold property should be a worry for leasehold property purchasers. Numerous legal issues could be awaiting an uninformed buyer, such as doubling ground rents and overpriced managing agent packs.

Bad or incomplete leasehold advice, from a conveyancer with little specialist experience, can have costly, long-term consequences.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Stocksbridge will consider potential leasehold issues, for example reviewing correspondence between the freeholder and leaseholder, reviewing the lease and leases approaching 80 years remaining.

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Stocksbridge?

House being built

The average cost of Stocksbridge new build property is £194,695, (source: HM Land Registry). 147 new build properties have been bought in Stocksbridge in 2018 so far.

A new-build conveyancing solicitor in Stocksbridge must be mindful of both local Stocksbridge issues as well as the complications associated with new build, including working to tight developer deadlines and negotiating new build contracts.

Our award-winning team of new build conveyancers are specialists in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.

Conservation areas in South Yorkshire

Your conveyancing solicitor will check if the house you are intending to buy is in one of Stocksbridge's conservation areas. If it is, the house will be affected by certain conditions. Referred to as Article 4 directions, these restrictions could include anything from restrictions on the display of advertisements, to possible restrictions on solar panel positioning.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as knocking down a new modern-style extension.

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

Conveyancing - Selling a property in Stocksbridge

The legal work involved in a house sale is much simpler than for a purchase. The buyer's conveyancing solicitor carries out detailed due diligence into the property's title and other legal aspects. Conveyancing solicitors in Stocksbridge acting for the seller, however, mostly just answers the buyer's questions.

What could jeopardise your sale?

Common hurdles, such as previous or historic subsidence, have the potential to derail the sale conveyancing process.

You shouldn't bury your head in the sand, waiting to see if the problem is discovered - speak to an expert instead and deal with it as soon as you can.

Recommended reading:

For more conveyancing advice for sellers click here.


The conveyancing process for a leasehold property is a great deal more protracted than for a freehold house.

Stocksbridge conveyancing solicitors will also perform extra work, for example liaising with the management company to obtain the freeholder pack, through to ascertaining if a license to assign is required.

It is recommended that you instruct a leasehold specialist as soon as possible to ensure any legal complexity is correctly handled.

Can your conveyancing solicitors act for the buyer and the seller of the same home?

Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a house sale. CLC-regulated conveyancers, however, can act for both parties.

You could contact a local Stocksbridge conveyancing solicitor firm to handle your legal work, if we are carrying out the legal work for the other side.

Local Stocksbridge conveyancing solicitor directory

  • Dransfield Properties Limited, Dransfield House, 2 Fox Valley Way, Stocksbridge, Sheffield, South Yorkshire, S36 2AB

Conveyancing - Remortgaging a property in Stocksbridge

Whilst there are many reasons to consider remortgaging, homeowners will usually remortgage to lower their monthly repayments.

An efficient conveyancing solicitor in Stocksbridge will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.

The property lawyer handling the remortgage should also be able to act for your chosen mortgage provider. Our conveyancing team are on the panel for all major UK lenders, so no matter whether you are changing to an offset mortgage with the HSBC or to a fixed-rate mortgage with the Furness 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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