Updated: October 12, 2018

Todmorden conveyancing solicitor fees

No Move, No Fee conveyancing in Todmorden

Conveyancing solicitor fees are the charges you pay to your Todmorden conveyancing solicitor for carrying out the legal work for a property transaction.

Do Todmorden conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Todmorden carry out the legal work on an hourly-rate basis. Our conveyancing solicitors work on a No Sale, No Fee basis, with no unexpected, additional costs. Your quote sets out exactly what you will be charged when your house or flat sale completes.

Besides conveyancing fees, what other costs are there?

You will have to pay any '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. These include costs like Stamp Duty Land Tax or leasehold information packs.

See: A guide to all conveyancing fees

How much will the total Todmorden solicitor conveyancing fees be?

Todmorden conveyancing solicitor fees should be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a commons registration search, may be needed.

There are no hidden costs or surprises to be paid with Quittance Conveyancing. For a standard sale or purchase, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Todmorden

In carrying out the conveyancing for the purchase of a house or flat, a Todmorden conveyancing solicitor will carry out due diligence on the tenure and investigate the title of the property and feed the results of their enquiries back to the buyer.

Following their enquiries the lawyer will offer professional advice and will help with resolving any problems and register the title in the new owner's name.

This section discusses those areas of the buying process for conveyancing solicitors in Todmorden requiring a deeper level of knowledge.

Your Todmorden conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from the Co-operative Bank, the Furness Building Society or any other lender, before appointing a conveyancing solicitor in Todmorden it is vital that you check that they are approved by your mortgage lender.

Your conveyancer may be unable to act for your mortgage lender, because some banks and building societies are only happy to work with a select group (often referred to as a 'panel') of legal firms.

Should this be the case, the lender will probably require a different firm to carry out the legal work, and you will then have to cover this alternate lawyer's costs. This means the transaction could be delayed.

Failing to check your property solicitor's lender panel status could mean significant delays.

Our solicitors are approved members of all lender panels.

Searches (Calderdale Council)

Searches are enquiries made of various authorities by Todmorden conveyancing solicitors to highlight issues affecting your planned purchase.

Mortgagees also need to see property searches (sometimes referred to as 'conveyancing searches') to be applied for. These include:

Local Authority (LA) searchplanning and development details from Calderdale Council records
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

More specific searches, such as a more detailed flood report or a ground stability report, may also be referred to in the initial LA and Environmental searches.

The estimated delivery time for LA searches delivered by Calderdale Council is 7 weeks, so your conveyancer will instead use a quicker local search agent.

Planning searches

The conveyancing solicitor acting for the buyer will also obtain the Title Register from the Land Registry. This will help to reveal any potential issues, such as outbuildings lying outside the boundary or right of access issues.

Calderdale Council Council Tax

Council tax is calculated by Calderdale Council on property value and the number of people living in the property. The occupier of a property in Valuation Band E, for example, would owe annual council tax of £2,054.

Conveyancing solicitors in Todmorden will inform the purchaser of the property'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 £1,540.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or for foreign language students. The Valuation Office Agency (VOA) work out council tax bandings for new homes, and where the owner has requested a revaluation.

Band Calderdale Council Tax (2018)
A £1,120
B £1,307
C £1,494
D £1,681
E £2,054
F £2,427
G £2,801
H £3,361

Does anyone ever challenge their valuation?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 50 council tax challenges were made, and 20 saw a reduction. 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 Todmorden properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value property.

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

This table sets out Stamp Duty Land Tax for typical property in Todmorden:

  Average sale price (2017) SDLT
Average price £142,566 £351.32
Average price (detached) £319,611 £5,980.55
Average new build - -
If you already own another residence (including outside the UK)you will be subject to a 3% stamp duty surcharge. Following the example above, if a homeowner bought a second property in Todmorden for the average price of £142,566 the SDLT would be £7,128.30.

Stamp duty relief for first-time buyers in Todmorden

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Todmorden should ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Todmorden

New build site

The potential risks of buying a leasehold property should be a worry for leasehold property buyers. The many potential traps awaiting the unsuspecting purchaser could include:

  • onerous clauses in the lease
  • doubling ground rents
  • undisclosed major works
Serious financial ramifications can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

A expert conveyancing solicitor in Todmorden will investigate aspects of the leasehold purchase, e.g. :

  • understanding regional and era-specific nuances of leases
  • dealing with freeholders and managing agents
  • service charges, ground rents and buildings insurance arrangements
  • block management regulations that sit outside the lease

Our team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Todmorden?

Building site

- new build properties -, according to local information gathered by the Land Registry. The average sale price of new builds in Todmorden is -.

The legal side of buying a new build property is considerably more complicated than buying a 'secondhand' home. To avoid potential problems a conveyancing solicitor in Todmorden must be conscious of local Todmorden considerations and will consider a range of issues, e.g. dealing with lender conditions and ensuring compliance with planning regulations.

With our new build team, you will get an impartial view of the legal title of the property, paying close attention to considerations like the home's subsequent resaleability and potential freehold acquisition traps.

Conservation areas in County Durham

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving into a conservation area will usually mean that the local character is unlikely to drastically change. However, conservation area building controls will affect your house.

These restrictions, 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 planning authority can order any non-compliant alterations to a property to be changed or removed.

The local planning authority (LPA) for Calderdale has designated conservation area status on certain areas of Todmorden. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Todmorden.

Conveyancing - Selling a property in Todmorden

The legal process for a sale of a house or flat usually requires less work than when buying. The buyer will carry out due diligence into the property. Conveyancing solicitors in Todmorden acting for the vendor simply answers the buyer's questions.

How to improve the odds of your sale going through

Homes will often come with a range of possible issues (such as being a listed building with non-compliant alterations or previous or historic subsidence) that might protract or even derail the conveyancing process.

It is not recommended that you put off finding a solution, trusting that the issue won't be discovered - talk to a professional instead, square up to the issue(s), and find a solution as soon as you can.

Further reading:

Read more sale conveyancing articles here.

Leasehold flats

The conveyancing process for a leasehold flat (leasehold houses are rare) is much more complicated than for a freehold house.

Conveyancing solicitors in Todmorden will also perform extra work. This can involve sourcing an up-to-date service charge statement, through to details of the length of leases of other flats in the block.

It is highly recommended that you contact a leasehold-specialist conveyancer as soon as possible to speed up the handling of the legal work.

Can Quittance conveyancers act for both sides?

A CLC-regulated conveyancer can act for both sides. However, SRA rules ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.

If you are buying or selling a property in Todmorden, and we are doing the legal work for the other side, you can contact a local Todmorden conveyancing solicitor firm to carry out your legal work.

Local Todmorden conveyancing solicitor directory

  • Jayne Brearley & Co, 2 White Hart Fold, Todmorden, Lancashire, OL14 7BD
  • Wrigley Claydon Solicitors, 31-33 Water Street, Todmorden, Lancashire, OL14 5AB

Conveyancing - Remortgaging a property in Todmorden

Benefitting from a better rate of interest to reduce monthly expenses is the main reason that homeowners decide to switch lenders. There are other reasons, for example releasing funds to help kids get on the property ladder, or moving from a standard variable rate (SVR) to a fixed-rate.

A good conveyancing solicitor in Todmorden can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.

It is crucial that the property lawyer handling your remortgage can also represent your preferred lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are switching to a 100% mortgage with Barclays Bank or to a discounted-rate mortgage with the Manchester 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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