Updated: October 12, 2018

Whitby conveyancing solicitor fees

No Move, No Fee conveyancing in Whitby

Conveyancing solicitor fees are the costs you pay to your Whitby conveyancing solicitor for the legal work associated with buying or selling a property.

How are Whitby conveyancing fees calculated?

Quittance's conveyancing solicitors work on a No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Whitby who carry out the legal work on a cost per hour basis. Your conveyancing quote sets out all fees and other costs you will be charged when your property transaction has completed.

What are disbursements?

You must cover the cost of any 'disbursements', in addition to the solicitor's conveyancing fees.

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

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Whitby cost?

Conveyancing solicitor fees in Whitby will be the same as anywhere else in the country. However, there may be some variation in certain disbursements. As examples, Local Authority Search fees can vary and additional region-specific searches, such as a flood plain search, may be needed.

With Quittance Conveyancing, there are absolutely no hidden fees. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, 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 Whitby

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property to their estate agent and to the purchaser.

That said, it remains the responsibility of a Whitby conveyancing solicitor to make enquiries about the property, report back to the buyer and the lender, iron out any legal issues and register the title in the new owner's name.

This section of the article sets out recommendations for people searching for conveyancing solicitors in Whitby for a purchase.

Your Whitby conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a large lender like Bank of Ireland or a niche mortgage lender such as DB UK Bank, before selecting a Whitby conveyancing solicitor it is critical that you make sure that they can act on behalf of your mortgage lender.

Your solicitor may be unable to act for your mortgage lender, because some lenders will only accept a restricted panel of firms.

If this is the case, the lender will require an alternative solicitor firm to carry out the legal work, and you will then have to cover this alternate lawyer's fees. This means the transaction could be delayed.

Your property purchase can be seriously delayed if you fail to check your property lawyer's lender panel status.

Quittance Conveyancing are approved to act for all lenders.

Residential Property Searches (Scarborough Borough Council)

Residential property searches are enquiries made of government bodies by Whitby conveyancing solicitors to identify issues affecting the home you want to buy. They include:

  • Local Authority (LA) search - exposes issues like road schemes that could affect the property
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - some Whitby property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Your lawyer will notify you if your lender insists on any additional searches, e.g. a radon gas search or an energy search.

Purchasers should expect to wait around 7 weeks for LA searches ordered from Scarborough Borough Council, so your solicitor will instead order faster regulated searches.

Checking planning status

Office copies will also be sourced from the Land Registry by the conveyancing solicitor acting for the purchaser. This will help to identify potential planning issues. These issues could include the title plan showing only very general boundaries or restrictive covenants governing the use of the property.

Scarborough Borough Council Council Tax

Scarborough Borough Council calculate your council tax based on a number of criteria e.g. the size and character of the home and the value of the home as determined by the VOA in 1991. E.g. a house in the Scarborough Borough Council area in Band D would pay £1,801 per annum.

Conveyancing solicitors in Whitby will inform the buyer of the property's band as soon as 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 £1,351.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or if the home is left unoccupied by a student.

Band Scarborough Borough Council Tax (2018)
A £1,201
B £1,401
C £1,601
D £1,801
E £2,201
F £2,602
G £3,002
H £3,602

Can I dispute my council tax rate?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
St. Marks House
St. Marks Court
Stockton-On-Tees
TS17 6QR
Cleveland

Stamp Duty on Whitby properties

If you are buying a home that costs over £125k, then you will have to pay Stamp Duty Land Tax to HMRC.

Steep fines await those who miss the stamp duty payment deadline.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates stamp duty examples for properties in Whitby:

  Average sale price (2017) Stamp Duty
Average price £209,461 £1,689.22
Average price (detached) £293,750 £4,687.50
Average new build £236,157 £2,223.14

Stamp duty relief for first-time buyers in Whitby

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000. If you own another home , anywhere in the world you will be subject to a higher rate of 3%. So if a second home was bought for £209,461 then the SDLT total will be £10,473.05.

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

Buying a flat? Leasehold conveyancing in Whitby

New build site

Buying a leasehold property without being aware of the facts can be costly. The many potential problems lying in wait for an uninformed buyer could include overpriced managing agent packs, increasing ground rents and freeholds sold without first refusal to leaseholders.

Severe consequences can result from an inexperienced property lawyer's failure to advise you correctly regarding your planned leasehold purchase.

A specialist conveyancing solicitor in Whitby will investigate aspects of the leasehold purchase, including :

  • reviewing the lease
  • current-year service charge estimates
  • reviewing correspondence between the freeholder and leaseholder
  • residents? management company
  • service charge retentions

Ensure that you are fully-informed regarding your decision to buy a leasehold property with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Whitby?

House under construction

The average value of a new build in Whitby is £82,500, based on statistics published by the Land Registry. 3 new build homes have been bought in Whitby in 2018 so far.

A new-build conveyancing solicitor in Whitby will need to be aware of Whitby-specific factors and new build-specific issues, e.g. squaring developer incentives with lenders and confirming right of way over drains and sewers.

Our expert new build team provide an accurate and truly independent assessment of the property's legal status, with close attention paid to issues ranging from problematic leasehold terms to 'doubling' ground rent and service charges (where applicable).

North Yorkshire Conservation areas

Your conveyancing solicitor will confirm whether the property you are going to buy is in one of Whitby's conservation areas. If it is, the house could be affected by specific restrictions. Called Article 4 directions, these restrictions could include a range of factors from restrictions on hard standings at the front of the property, to restrictions on the use of PVC or aluminium windows.

The local council can order any non-compliant alterations to a property to be changed or removed.

Parts of Whitby lie within a Scarborough LPA-governed conservation area. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Whitby.

Conveyancing - Selling a property in Whitby

The legal work involved in a house sale is simpler than when purchasing. For a house purchase, the obligation lies entirely with the buyer to satisfy themselves that the legal title of the property is not legally defective.

On the other hand, when selling, conveyancing solicitors in Whitby acting for the vendor need only respond to the buyer's questions.

How to improve the odds of your sale going through

Obstacles, such as where the property differs from the title plan or having previously suffered from a flood event, can potentially slow or frustrate your move.

In general, you should handle such issues without delay.

Useful reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is much more difficult than it is for a freehold home.

Whitby conveyancing solicitors will also need to carry out additional work, and this could include sourcing all relevant freeholder information, through to a copy of any notices served on the leaseholder.

To accelerate the handling of the leasehold work, it is highly recommended that you contact leasehold-specialist property lawyer as soon as the property is marketed, if not before,.

Can Quittance conveyancers act for both parties?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict the same solicitor from acting on both sides in a house sale.

You can contact a property solicitor firm in Whitby to handle your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Whitby

People remortgage their home for a number of reasons, including releasing capital, or moving from a tracker to a fixed-rate. The most common reason, however, is to get a more affordable interest rate.

An efficient conveyancing solicitor in Whitby can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With rate rises hard to predict, fast conveyancing can be a key consideration when getting the mortgage rate you want.

A property lawyer will need to act for both you and the new lender to certify 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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