Updated: October 12, 2018

Wombwell conveyancing solicitor fees

No Move, No Fee conveyancing in Wombwell

Conveyancing solicitor fees are what you pay to your Wombwell conveyancing solicitor for the legal work for a home sale or purchase.

Do Wombwell conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Wombwell will work on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a fixed No Sale, No Fee basis, with no unexpected, additional costs. Your conveyancing quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like local authority searches or managing agent fees.

See: How much should conveyancing fees cost?

How much will the total Wombwell solicitor conveyancing fees be?

Conveyancing solicitor fees in Wombwell should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as a historic mining search, may be needed and council search fees will vary.

For a standard sale or purchase, what we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Wombwell

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

It remains, however, the duty of a conveyancing solicitor in Wombwell to make enquiries about the property, make their "report on title", offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

This part of the article considers those areas of the buying process for conveyancing solicitors in Wombwell where specialist conveyancing skills may be useful.

Your Wombwell conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a large lender such as Bradford & Bingley, to a less common mortgage lender like Atom Bank. Before you choose a conveyancing solicitor in Wombwell, it is essential that you check that they can act on behalf of your lender.

Your solicitor may be unable to act for your lender, because some banks and building societies are only happy to work with a restricted panel of legal practices that meet strict selection criteria.

Under these circumstances, the lender will require a second law firm to act in their interests, and you will usually need to pay this second solicitor's costs. Adding another solicitor to the process can delay the whole purchase.

Neglecting to check the lender panel membership of your conveyancing lawyer can frustrate the process.

Quittance Conveyancing are on the panel of all banks and other lenders.

Searches (Barnsley Borough Council)

Residential property searches are questions submitted to public bodies by Wombwell conveyancing solicitors to provide information about the property being purchased.

Mortgage lenders also need property searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchplanning and development details from Barnsley Borough Council records
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Chancel repair liabilitythere is a risk that some Wombwell properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

More pertinent searches, such as a Crossrail search or a more detailed environmental report, may also be referred to depending on the contents of the standard searches.

Barnsley Borough Council has an average lead time of 4 weeks for Local Authority searches. A local search provider will be able to provide this information faster.

Planning searches

Office copies will also be applied for from HMLR by your conveyancing solicitor. This will help to identify any planning issues. These issues could include restrictions that limit alterations or discrepancies between the property boundaries and the title plan.

Barnsley Borough Council Council Tax

Council tax is calculated by Barnsley Borough Council on property value and the number of people living in the property. The occupier of a property in Tax Band C, for example, would owe annual council tax of £1,482.

Wombwell conveyancing solicitors will inform the buyer of the home's council tax band once they are made aware.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,112.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if you are a live in carer looking after someone who isn't a spouse or relative. Property built after 1991 is allocated a council tax banding by the Valuation Office Agency.

Band Barnsley Borough Council Tax (2018)
A £1,112
B £1,297
C £1,482
D £1,667
E £2,038
F £2,408
G £2,779
H £3,335

Can I appeal against my band?

To appeal contact:

Valuation Office Agency
Cathedral Court
1 Vicar Lane
Sheffield
S1 1HD
South Yorkshire

From April 2016 to March 2017, 20 council tax challenges were made, and 10 were approved and the tax was reduced.

Stamp Duty on Wombwell properties

Steep fines await those who miss the SDLT payment deadline. If you are buying a home in England, Wales or Northern Ireland then you will usually need to pay Stamp Duty Land Tax.

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

This table sets out SDLT for typical property in South Yorkshire:

  Average selling price (2017) SDLT
Average price £161,038 £720.76
Average price (detached) £251,331 £2,566.55
Average new build £185,725 £1,214.50
Higher rates of stamp duty apply to buyers of second residential property in the form of a higher SDLT rate of 3%. Therefore, if a homeowner in Wombwell bought a second home for the average price of £161,038 the SDLT would be £8,051.90.

Stamp duty relief for first-time buyers in Wombwell

Since the budget announcement in 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000 with reduced rates up to £500,000.

Conveyancing solicitors in Wombwell will confirm an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Wombwell

New build site

It is not recommended to buy a leasehold home if you are unaware of the facts. The many potential problems lying in wait for the unsuspecting buyer could include:

  • absent freeholders
  • unreasonable ground rents
  • overpriced managing agent packs
  • freeholds sold without first refusal to leaseholders
Serious consequences can result from a less-experienced conveyancer's erroneous leasehold advice.

If you are planning to buy a property with a lease, a specialist conveyancing solicitor in Wombwell will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • reviewing correspondence between the freeholder and leaseholder
  • current-year service charge estimates
  • alterations since the lease was granted
  • proposed major works (Section 20 notices)

Quittance Conveyancing's team of leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Wombwell?

Building site

According to data gathered by Her Majesty's Land Registry, the average value of Wombwell new build properties is £194,695. 147 new build houses and flats have been bought in Wombwell in 2018 so far.

The legal work for acquiring a new build property is more complex than any other type of conveyancing. To prevent difficulties arising a Wombwell conveyancing solicitor needs to be mindful of local Wombwell considerations and must consider a range of factors, including handling structural guarantees and investigating issues with drains and roads that serve the property.

Our new build conveyancing department will provide an accurate and truly independent assessment of the legal title of the house or apartment, whilst being mindful of considerations ranging from the home's subsequent mortgageability to an assessment of other risks, such as future local development.

Conservation areas in South Yorkshire

Whether you are buying a period coach house or a Tudor home, if the house is in an officially designated conservation area, any changes you can make to the house may not be permitted by Barnsley Borough Council.

These conditions could include a range of factors from restrictions on the addition of a porch, to restrictions preventing the addition of new access.

If a property is in breach, the owner could be ordered to pay for the property to be returned to a compliant state, even if the previous owner carried out the alterations.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Wombwell's conservation areas.

Conveyancing - Selling a property in Wombwell

Conveyancing for a property sale is much easier than for a property purchase. When property changes hands, the responsibility is solely on the buyer to discover whether the home they are buying is legally sound.

On the other hand, when selling, conveyancing solicitors in Wombwell acting for the existing owner need only answer the buyer's solicitor's formal enquiries.

Factors that could delay or endanger your sale

Obstacles, like previous or historic subsidence, can potentially slow or frustrate a sale.

It is best not to procrastinate as solicitors are trained to unearth any such issues, instead talk to a professional, square up to the issue(s), and find a solution as early as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat (leasehold houses are rare) is significantly more technical than it is for a freehold home.

Wombwell conveyancing solicitors will also need to carry out additional work, for example obtaining all relevant freeholder information, through to any documentation relating to forfeiture proceedings.

It is highly recommended that you instruct a property lawyer as soon as possible, ideally before putting the property on the market, to reduce the impact of any leasehold-caused difficulties.

What if Quittance conveyancers are acting for the other side?

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

If you are buying or selling a Wombwell home, and a Quittance conveyancing solicitor is doing the legal work for the other side, you may wish to contact a law firm in Wombwell to carry out your legal work.

Local Wombwell conveyancing solicitor directory

  • Bury & Walkers LLP, Watford House, Church Street, Wombwell, Barnsley, South Yorkshire, S73 0DG
  • Peace Legal Limited, 6 Barnsley Road, Wombwell, Barnsley, South Yorkshire, S73 8DD

Conveyancing - Remortgaging a property in Wombwell

Saving money on a better rate of interest is usually the main reason why homeowners opt to remortgage. There are other reasons, including consolidating loan repayments, or moving from a standard variable rate (SVR) to a fixed-rate.

A proactive conveyancing solicitor in Wombwell can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the Bank of England base rate now at 0.5% (May 2018) and rate rises anticipated, fast conveyancing can be a key consideration when securing your preferred rate.

It is crucial that your property lawyer can represent your preferred bank or building society. Quittance Conveyancing are on all major UK lenders' panels, so no matter whether you are changing to a 95% mortgage with the NatWest or to a long-term fixed mortgage with Virgin Money, our remortgage specialists 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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