Updated: October 12, 2018

Wetherby conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Wetherby

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Wetherby for carrying out the legal work for a property transaction.

How are Wetherby conveyancing fees calculated?

Some conveyancing solicitors in Wetherby carry out the legal work on a cost per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no nasty surprises in the small print. Your quote sets out what you will pay when your sale or purchase completes.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as managing agent information or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Wetherby cost?

Though conveyancing fees in Wetherby will be the same as anywhere else in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard home sale or purchase, the conveyancing fee we quote is the fee 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Wetherby

Under recent changes to English and Welsh property law, a seller is obliged to reveal any property defects or disputes.

It remains, however, the duty of a Wetherby conveyancing solicitor to investigate the property, and report back in detail to the buyer and the lender, make practical suggestions and register the title in the new owner's name.

This section of the article examines elements of the buying process for conveyancing solicitors in Wetherby needing a deeper level of knowledge.

Your Wetherby conveyancing solicitor must be lender-approved

There are around 100 UK lenders, from a large lender such as the HSBC, to a financial institution like the Harpenden Building Society. Before you instruct a Wetherby conveyancing solicitor, it is vital that you check that they are on the panel of your lender.

The majority of mortgage lenders will only work with a select list (referred to as a 'panel') of firms that meet stringent standards. If your solicitor is unable to act for your lender, the lender will likely need a different solicitor firm to complete the legal work.

The borrower will usually need to pay this second solicitor's fees and significant delays to your move could occur.

Neglecting to check the lender panel membership of your solicitor could mean serious delays.

Our conveyancing solicitors are on the panel of all banks and other lenders.

Property Searches (Leeds City Council)

Searches are enquiries made by Wetherby conveyancing solicitors to identify information and potential issues affecting the home you want to buy. They include:

  • Local Authority (LA) search - includes the LLC1 and CON29 which includes whether there is a certificate of lawfulness of use
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

More specialised searches, such as an HS2 search or a commons registration search, may also be advised subject to the outcome of the initial searches.

Buyers can expect a lead time of roughly 4 weeks for searches ordered from Leeds City Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning searches

Official Entries will also be ordered from HM Land Registry by the purchaser's conveyancing solicitor. This will help to reveal any planning issues. Examples of these include the breach of a restrictive covenant or discrepancies between the property boundaries and the title plan.

Leeds City Council Council Tax

As a homeowner in Wetherby, 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 example, a home in the Leeds City Council area in Band C would pay £1,399 per annum.

Wetherby conveyancing solicitors will inform the buyer of the property's tax band after this is confirmed by the searches.

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 £1,049.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or where an inhabitant is an 18 year old for whom child benefit is payable.

Band Leeds City Council Tax (2018)
A £1,049
B £1,224
C £1,399
D £1,574
E £1,924
F £2,274
G £2,624
H £3,148

Can I lower my band?

From April 2016 to March 2017, 100 council tax challenges were made, of which 40 saw a reduction. To challenge your banding contact:

Valuation Office Agency
Castle House
31 Lisbon St
Leeds
LS1 4DR
West Yorkshire

Stamp Duty on Wetherby properties

If a property is valued at over £125k, the homebuyer usually must pay stamp duty. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

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

This table sets out SDLT for typical property in Wetherby:

  Average selling price (2017) Stamp Duty
Average price £377,003 £8,850.15
Average price (detached) £494,440 £14,722.00
Average new build £462,110 £13,105.50

Stamp duty relief for first-time buyers in Wetherby

Since Nov 2017, first-time buyers only need to pay stamp duty on homes valued over £300k. Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. Therefore, if a homeowner in Wetherby bought a second property for the average price of £377,003 the SDLT would be £30,160.24.

Conveyancing solicitors in Wetherby will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wetherby

New build site

Purchasing a leasehold home without understanding the implications is not recommended. The many potential traps lying in wait for the unsuspecting purchaser can include:

  • spiralling ground rents
  • onerous covenants
  • costly and undisclosed major works
  • sub-letting restrictions
Misguided leasehold advice, from a property lawyer with limited leasehold experience, could have serious financial implications.

If you are planning to purchase a leasehold property, a good conveyancing solicitor in Wetherby will consider possible leasehold issues, e.g. :

  • checking the lease itself
  • service charges for relevant date periods
  • managing agent practices
  • flats with varying lease terms

Make sure that you are fully-informed regarding your planned purchase - Get in touch with our leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Wetherby?

House being built

Based on data collated by the Land Registry, 10 new build homes have been bought in Wetherby in 2018 so far. The average price for new build homes in Wetherby is £232,572.

A new-build conveyancing solicitor in Wetherby must be mindful of Wetherby-specific considerations and the extra complexities associated with new build, such as confirming Section 38 agreements and investigating developer incentives.

With Quittance Conveyancing, you will get an accurate and truly independent assessment of the legal status of the property, looking out for issues ranging from the home's future marketability to possible freehold acquisition traps.

West Yorkshire Conservation areas

When acting for the purchaser of a property in Wetherby, a conveyancing solicitor will confirm whether the property is in a conservation area in Wetherby. If it is, the home could be affected by specific conditions. Called Article 4 directions, these conditions could include restrictions on replacing roof tiles, general restrictions governing the use of unsympathetic materials or restrictions on the erection of outbuildings.

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.

The Leeds local planning authority has assigned conservation area-status to parts of Wetherby. Your conveyancing solicitor will address whether your planned purchase is located one of Wetherby's conservation areas.

Conveyancing - Selling a property in Wetherby

The legal side of a property sale is generally simpler than when buying. The buyer's solicitor will carry out thorough due diligence on your home. Conveyancing solicitors in Wetherby acting for the vendor merely gathers together any pertinent information and answers the purchaser's enquiries .

What could jeopardise the process?

Common obstacles, like not having appropriate warranties, have the potential to slow or frustrate a transaction.

Property specialists usually advise that sellers handle these issues as soon as they come to light.

Recommended reading:

Read more helpful advice for sellers here.

Leasehold

The legal work for a leasehold property is a great deal more time-consuming than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Wetherby will usually undertake additional legal work, including obtaining an up-to-date service charge statement, through to details of any deed of variation.

To accelerate the handling of the leasehold work, it is highly recommended that you instruct a leasehold expert as early in the process as possible, and ideally before marketing the property,.

What if you are already acting for the other side?

SRA rules ban the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You may want to instruct a property solicitor firm in Wetherby to carry out your conveyancing, if we are acting for the other side.

Local Wetherby conveyancing solicitor directory

  • HartLaw LLP, 63 St. James Street, Wetherby, West Yorkshire, LS22 6RS
  • Ware & Kay Solicitors Ltd, The Aire Suite, Brunswick Court, Victoria Street, Wetherby, West Yorkshire, LS22 6RE
  • The Miah Solicitors Limited, First Floor, 27 North Street, Wetherby, West Yorkshire, LS22 6NU
  • Switalskis Solicitors Limited, Highfield House, 179 High Street, Boston Spa, Wetherby, West Yorkshire, LS23 6AA

Conveyancing - Remortgaging a property in Wetherby

Homeowners remortgage their home for all sorts of reasons, for example consolidating loan repayments, or getting on to a new fixed-rate deal. The most common reason, however, is to get a more affordable interest rate.

A good conveyancing solicitor in Wetherby will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in securing the rate you want.

A property lawyer will act for both you and the mortgage lender to make sure the change of lender is recorded at the Land Registry and the lender's capital is protected.

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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