Award-winning No Move, No Fee conveyancing for West Yorkshire home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance Conveyancing offer 100% fixed conveyancing fees, and you will always stay informed about the progress of your move, thanks to our focus on proactive communication.
Whether you are buying, selling or remortgaging a home, and need conveyancing solicitors in West Yorkshire, our award-winning no sale, no fee property lawyers can help.
If, for any reason at all, your move does not ultimately go ahead our no move no fee promise means you won't have to pay any conveyancing solicitors' fees.
West Yorkshire's most communicative conveyancing service
According to a survey of 220,000 home movers commissioned by Modern Law Magazine, 1/5 of complaints made about conveyancers related to poor communication.
The official regulators of West Yorkshire conveyancing solicitors are heavily focussed on the sector communicating better, and the service quality standards of the Council for Licensed Conveyancers and the Law Society's 'Conveyancing Quality Scheme' highlight better communication standards.
Despite attempts by regulators to address the issue, a survey commissioned by the Conveyancing Association of 1,500 people determined almost half of homemovers thought that better communication would have meant a faster completion.
Keeping you informed
Our team of West Yorkshire conveyancing solicitors offer the most proactive and informative property legal service in the UK. We provide you with the information you need 7 days a week, using the contact method of your choice:
- Lowest West Yorkshire conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
- Your dedicated lawyer's personal extension numbers
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- Frequent case updates via SMS, phone and email
Updated: October 12, 2018
West Yorkshire conveyancing solicitor fees
No Move, No Fee conveyancing in West Yorkshire
Conveyancing solicitor fees are paid to conveyancing solicitors in West Yorkshire for carrying out the legal work for a property transaction.
Are West Yorkshire conveyancing fees and costs fixed?
Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no nasty surprises in the small print, unlike some other conveyancing solicitors in West Yorkshire who carry out the legal work on an hourly rate. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase completes.
What are disbursements?
You will have to pay any 'disbursements', on top of the conveyancing 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 Stamp Duty Land Tax (SDLT) or TT fees.
How much will the total West Yorkshire solicitor conveyancing fees be?
While conveyancing fees in West Yorkshire will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, council search fees will vary and additional region-specific searches, e.g. a mining search, may be needed.
For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in West Yorkshire
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
That said, it remains the responsibility of the West Yorkshire conveyancing solicitor to carry out due diligence on the property, report back to the purchaser and the mortgage lender (if applicable), find solutions to outstanding defects and other issues and confirm that the legal title passes to the new owner.
This part of the article sets out recommendations for people who want conveyancing solicitors in West Yorkshire for a purchase.
Your West Yorkshire conveyancing solicitor must be lender-approved
There are many mortgage providers available to homebuyers, from a niche mortgage lender like the Family Building Society, to a large lender such as Santander. Before choosing a conveyancing solicitor in West Yorkshire, whoever you choose, it is essential that you check that they can act for your mortgage lender.
Your lawyer may not be able to carry out the legal work for your mortgage lender, because some lenders will only work with a select panel of legal firms that have achieved certain benchmarks.
In this case, the lender will require an alternative law firm to complete the legal work, and you will be expected to pay this alternative solicitor's costs. This can mean the process takes much longer.
Quittance Conveyancing can carry out the legal work for all major and minor mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Bradford Metropolitan Council)
Property searches (sometimes referred to as 'conveyancing searches') are carried out by West Yorkshire conveyancing solicitors to help spot any significant issues that could compromise how much the property you intend to buy is worth.
Lenders will also require property searches (sometimes referred to as 'conveyancing searches') to be obtained. These include:
|Local Authority (LA) search||contains information about the property and surrounding area held by Bradford Metropolitan Council|
|Drainage & Water search||confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.|
|Environmental search||environmental issues that could adversely affect the property|
|Chancel repair liability||describes the insurance to protect against any liability to the local parish for repairs.|
More specialised searches, such as a more detailed flood report or a more detailed plan search, may also be referred to in the standard searches.
The estimated lead time for searches ordered from Bradford Metropolitan Council is 4 weeks, so quicker regulated searches will be advisable.
Official Entries will also be obtained from the Land Registry by the conveyancing solicitor acting for the homebuyer. This will help to expose any planning issues. Examples of these include right of access issues or discrepancies with the filed plan.
Bradford Metropolitan Council Council Tax
Council tax is calculated by Bradford Metropolitan Council on property value and the number of people living in the property. For example, the occupier of a Tax Band C home in the Bradford Metropolitan Council area would pay annual council tax of £1,398.
A conveyancing solicitor in West Yorkshire will inform a buyer of the property's 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 £1,049.
Other discounts and exemptions may also apply, for example a 10% discount for second homes or for spouses of students who are not British. Homes built after 1991 are assessed by the Valuation Office Agency (VOA).
|Band||Bradford Metropolitan Council Tax (2018)|
Can I dispute my council tax rate?
A homeowner can ask for their property to be reassessed. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
60 Crown St
Stamp Duty on West Yorkshire properties
The threshold for Stamp Duty Land Tax for a house is £125k. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.
Quittance Conveyancing ensure that the complicated SDLT1 form is completed accurately and without delay.
The following table illustrates SDLT examples for typical properties in West Yorkshire:
|Average selling price (February 2018)||Stamp Duty|
|Average price (detached)||£296,063||£4,803.15|
|Average new build||£320,724||£6,036.20|
Stamp duty relief for first-time buyers in West Yorkshire
Since Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. If you own another property you will be subject to a surcharge of 3%. Therefore, if a homeowner in West Yorkshire bought a second home for the average price of £170,287 the SDLT would be £8,514.35.
West Yorkshire conveyancing solicitors should ensure the correct amount is calculated.
Buying a flat? Leasehold conveyancing in West Yorkshire
Purchasing a leasehold home if you are unaware of the facts can be risky. There are numerous technical issues that could be lying in wait for an uninformed buyer, including doubling ground rents and marriage value issues.
A good conveyancing solicitor in West Yorkshire will address aspects of leasehold, for example service charges, unexpired lease terms and dealing with landlords.
Make sure that you are fully-informed regarding your planned purchase - Contact our leasehold conveyancing solicitor team today on 0800 612 0377.
Buying a 'New Build' property in West Yorkshire?
The average sale price of West Yorkshire new build properties is £243,458. 148 newly-constructed homes have been bought in West Yorkshire in 2018 so far.
The legal work for purchasing a new build home requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a West Yorkshire conveyancing solicitor should be conscious of local considerations and needs to consider a range of factors, including working to tight developer deadlines and dealing with incomplete service connection agreements.
Our award-winning team of new build conveyancers specialise in working to tight developer deadlines and helping the buyer get the best possible purchase terms.
Your conveyancing solicitor will need to confirm if the home you are going to buy is in a conservation area in West Yorkshire. If it is, the house will be affected by specific constraints. Referred to as Article 4 directions, these constraints can include restrictions on the removal or addition of front boundary walls, restrictions on side or 2 storey extensions or restrictions on the addition of flues and soil vent pipes.
The local authority can order any non-compliant alterations to a property to be changed or removed.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in West Yorkshire.
Conveyancing - Selling a property in West Yorkshire
The legal side of a house sale is generally simpler than for a property purchase. For a house purchase, the responsibility lies entirely with the buyer to satisfy themselves that the property they are purchasing is legally sound and meets their mortgage lender's criteria.
With a sale, conveyancing solicitors in West Yorkshire acting for the person selling need only answer questions set by the buyer's conveyancing solicitor.
How to minimise the risk of your sale falling through
Common hurdles, such as restrictive covenants, could delay a sale if they are ignored.
It is usually advisable that sellers tackle any such problems head on.
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
The conveyancing process for a leasehold flat or house is significantly more involved compared to a freehold house.
The complex nature of leasehold property means that conveyancing solicitors in West Yorkshire will usually undertake additional work, such as getting the latest service charge and ground rent statement or any documents pertaining to a variation of the terms of the lease.
To reduce delays, it is recommended that the vendor contacts a leasehold expert as soon as is practicable.
Can Quittance conveyancers act for the buyer and the vendor of the same home?
A conveyancer who is regulated by the CLC can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale.
You can contact a local West Yorkshire conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.0
Conveyancing - Remortgaging a property in West Yorkshire
People remortgage a home for a variety of reasons, such as wanting to borrow more, or getting onto a longer fixed-rate term. By far the most common reason, however, is to get a more affordable interest rate.
A good conveyancing solicitor in West Yorkshire will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a contributing factor to securing the rate you want.
It is crucial that the property lawyer carrying out the remortgage can act for the new lender. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are changing to a cashback mortgage with Lloyds Bank or to a long-term fixed mortgage with the Chelsea Building Society, we can help.
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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