Updated: October 12, 2018

Thirsk conveyancing solicitor fees

No Move, No Fee conveyancing in Thirsk

Conveyancing solicitor fees are the charges you pay to conveyancing solicitors in Thirsk for handling the legal work for your move.

Are Thirsk conveyancing fees and costs fixed?

Some conveyancing solicitors in Thirsk will work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden costs. Your conveyancing quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as office copies and title plans or local authority searches.

See: How much should conveyancing fees cost?

How much will conveyancing in Thirsk cost in total?

Conveyancing solicitor fees in Thirsk will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, additional region-specific searches, e.g. utilities searches, may be needed and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard home sale or purchase, 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 considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Thirsk

A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.

It is, however, still the duty of a conveyancing solicitor in Thirsk to make enquiries about the property, make their "report on title", deal with any legal problems and confirm that the Land Registry's record of the property is updated.

The following section discusses the aspects of the legal process for conveyancing solicitors in Thirsk where a deeper understanding of the legal technicalities is needed.

Your Thirsk conveyancing solicitor must be lender-approved

Before you appoint a Thirsk conveyancing solicitor, it is critical that you make sure that they can act on behalf of your chosen lender, whether you are getting a mortgage from TSB, New Street Mortgages or any other lender.

Some banks and building societies are only prepared to work with a select group (often referred to as a 'panel') of legal practices. If a solicitor is not on the panel of your chosen lender, the lender will need a different legal firm to complete the legal work.

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

Neglecting to check your conveyancer's lender panel status could result in serious delays.

Quittance Conveyancing are approved members of all lender panels.

Hambleton Council searches

Property searches are questions submitted to a number of authorities by Thirsk conveyancing solicitors to identify issues affecting your planned purchase.

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

Buyers will be informed if your lender needs any additional searches, such as a more detailed flood report or a disadvantaged area search.

Hambleton Council has a usual lead time of 9 weeks for searches, so your conveyancer will recommend using a faster search agent.

Planning issues

Office copies will also be sourced from HM Land Registry by the conveyancing solicitor acting for the buyer, assisting with the identification of any issues. Examples of these include discrepancies with the filed plan or restrictive covenants governing the use of the property.

Hambleton Council Council Tax

As a homeowner in Thirsk, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For instance for an average Tax Band B property in Thirsk, the council tax amount would be £1,319 per year.

Conveyancing solicitors in Thirsk will inform a purchaser of the home's tax band once they are made aware.

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 £989.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is occupied solely by students.

Band Hambleton Council Tax (2018)
A £1,130
B £1,319
C £1,507
D £1,696
E £2,073
F £2,449
G £2,826
H £3,391

Are you paying too much?

To appeal contact:

Valuation Office Agency
Unit 1 Station Business Park
Holgate Park Drive
York
YO26 4GB
North Yorkshire

The Valuation Office Agency should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.

Stamp Duty on Thirsk properties

Stamp duty will need to be paid by the purchaser on properties sold for more than £125,000. 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.

Quittance's investment in the latest legal case management system means that HMRC filing complications are a thing of the past.

See SDLT examples for homes in Thirsk:

  Average selling price (2017) SDLT
Average price £244,828 £2,396.56
Average price (detached) £325,395 £6,269.75
Average new build £242,071 £2,341.42

Stamp duty relief for first-time buyers in Thirsk

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Higher rates of stamp duty apply to buyers of second property in the form of a surcharge of 3%. Therefore, if a homeowner in Thirsk bought a second property for the average price of £244,828 the SDLT would be £12,241.40.

Conveyancing solicitors in Thirsk will ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Thirsk

New build site

Buying a leasehold property can be challenging when compared to buying a freehold property. The many potential traps awaiting an uninformed buyer could include:

  • ground rent multipliers
  • incomplete management company accounts
  • short leases
Severe consequences can result from a solicitor's failure to give good leasehold advice.

If you intend to purchase a leasehold property, a good conveyancing solicitor in Thirsk will consider possible leasehold issues, such as :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders and managing agents
  • service charges and whether they have been collected
  • enfranchisement
  • residents? management company

Ensure that you are fully-informed regarding your planned purchase with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Thirsk?

House being built

According to data gathered by the HM Land Registry, the average cost of Thirsk new build property is £228,393. 7 brand new homes have been bought in Thirsk in 2018 so far.

Purchasing a new build is more complex than any other type of conveyancing. To avoid potential problems a Thirsk conveyancing solicitor must be conscious of local Thirsk factors and must look into numerous things, e.g. ensuring that new build mortgage conditions are met and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Our highly qualified new build team are specialists in representing buyers to achieve the best outcome and working to tight developer deadlines.

North Yorkshire Conservation areas

Whether you are looking for a rural setting or Georgian architecture, moving into a conservation area can ensure that the street's unique character is protected. However, conservation area building controls will affect your property.

These constraints may include anything from general restrictions governing the use of unsympathetic materials, to restrictions on door and window styles.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the previous owner carried out the alterations.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Thirsk.

Conveyancing - Selling a property in Thirsk

The legal work involved in a sale of a house or flat is less complicated than for a purchase. For a house purchase, caveat-emptor' means that the onus is on the buyer to validate that the property's title is legally sound and meets their mortgage lender's criteria.

When selling, conveyancing solicitors in Thirsk acting for the person selling need only respond to the buyer's solicitor's formal enquiries.

Factors that could delay or endanger the sale of your property

Common obstacles, like a complex 'Green Deal' or where the property differs from the title plan, could jeopardise the sale conveyancing process.

In most cases, you should tackle such issues head on.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold

Conveyancing for a leasehold flat or house is quite a lot more specialised than it is for a freehold home.

Conveyancing solicitors in Thirsk will also carry out additional work, including requesting the managing agent pack, through to insurance premium details accounts.

To reduce delays, it is strongly advised that you contact a property lawyer with leasehold experience as soon as is practicable.

Can Quittance conveyancers act for both the buyer and the seller of the same home?

Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a property sale. A conveyancer who is regulated by the CLC, however, can act for both parties.

If you are buying or selling a home in Thirsk, and a Quittance solicitor is acting for the other side, you could instruct a property solicitor firm in Thirsk to carry out your legal work.

Local Thirsk conveyancing solicitor directory

  • Eccles Heddon LLP, 24a Market Place, Thirsk, North Yorkshire, YO7 1LF
  • Newtons Solicitors Limited, The Old Post Office, Market Place, Thirsk, North Yorkshire, YO7 1TF
  • Harrowells Limited, 17 Finkle Street, Thirsk, North Yorkshire, YO7 1DB
  • Topspec, Middle Park Farm, Pickhill, Thirsk, North Yorkshire, YO7 4JN

Conveyancing - Remortgaging a property in Thirsk

Whilst homeowners consider remortgaging for a range of reasons, people generally remortgage to benefit from a lower interest rate.

You should be able to enjoy a lower rate faster by using a more proactive conveyancing solicitor in Thirsk. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting onto your new rate as quickly as possible.

It is key that the property lawyer undertaking the legal work can represent your chosen bank or building society. Our conveyancing team are on the panel for all major lenders, so whether you are switching to a tracker with Britannia or to a fixed-rate mortgage with the Coventry Building Society, 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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