Award-winning No Move, No Fee conveyancing for Yeadon home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our award-winning No Sale, No Fee property lawyers help property sellers and purchasers looking for conveyancing solicitors in Yeadon and across West Yorkshire.
Quittance believe that proactive communication is the key to a stress free move and our 100% fixed conveyancing fees means no nasty suprises.
Our no sale no fee guarantee means should your move not proceed, you won't incur any conveyancing solicitors' legal fees at all.
Yeadon's most communicative conveyancing service
Poor communication from the solicitor can add more stress to the buying and selling process.
The Law Society's CQS client charter is very focussed on improving conveyancing solicitor communication.
Nevertheless, inefficient communication remains one of the top 5 reasons complaints are made about conveyancing solicitors.
Quittance Conveyancing's Yeadon conveyancing solicitors offer the UK's most proactive and client-friendly property legal service. We give you the information you need by phone, email and online, 7 days a week:
- Cheapest Yeadon conveyancing solicitors fees
- 24/7 access to your online conveyancing file
- Stay in touch with the progress of your case via your chosen method (including SMS, phone and email)
- Your conveyancer's DDI and email address
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Yeadon conveyancing solicitor fees
No Move, No Fee conveyancing in Yeadon
Conveyancing solicitor fees are the costs you pay to your Yeadon conveyancing solicitor for handling the legal work for your move.
How are Yeadon conveyancing fees calculated?
Some conveyancing solicitors in Yeadon work on a fees per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis, with no hidden fees. Your conveyancing quote will set out all fees and disbursements you will need to pay when your sale or purchase completes.
Are there any other costs in addition to conveyancing fees?
On top of the conveyancing fees you will also need to budget for 'disbursements'.
Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty Land Tax (SDLT) or ID checks.
How much will conveyancing in Yeadon cost in total?
Whilst conveyancing fees in Yeadon will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, specific extra searches, e.g. a Coal Authority search, may be necessary and Local Authority Search fees can vary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden fees. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Yeadon
Caveat emptor (buyer beware), was the legal principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.
A conveyancing solicitor in Yeadon will offer professional advice following their enquiries, help to fix or resolve any legal issues and make sure that the title is registered in the name of the new buyer.
This article provides advice for homebuyers who need conveyancing solicitors in Yeadon.
- Conveyancing solicitors in Bradford
- Conveyancing solicitors in Leeds
- Conveyancing solicitors in Wakefield
- Conveyancing solicitors in West Yorkshire
Your Yeadon conveyancing solicitor must be lender-approved
Irrespective of whether you are obtaining a mortgage from the Hinckley and Rugby Building Society, the Co-operative Bank or any other lender, before instructing a conveyancing solicitor in Yeadon it is essential that you check that they are on the approved panel of your mortgage lender.
Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a selected list (their 'panel') of legal practices that pass strict selection criteria.
In this case, the lender will probably need a second law firm to complete the legal work, and you will be expected to pay this alternative lawyer's costs. This can frustrate or delay the process.
Quittance Conveyancing are approved to act for all banks and building societies.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Leeds City Council searches
Residential property searches are enquiries made by Yeadon conveyancing solicitors to identify issues affecting your new home. They include:
- Local Authority search - contains information about the property and surrounding area held by Leeds City Council
- Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
- Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
- Chancel repair liability - some Yeadon property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.
You will be told if your chosen lender wants any more searches, for example a radon gas search or a more detailed environmental report.
Purchasers can expect to wait around 4 weeks for searches obtained from Leeds City Council, so faster personal searches will be preferred.
Official Entries will also be obtained by the buyer's conveyancing solicitor, helping to identify any potential issues, for example restrictive covenants governing the use of the property or outbuildings lying outside the boundary.
Leeds City Council Council Tax
Leeds City Council calculate council tax on Yeadon homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. for an average Tax Band D residential property in Yeadon, the tax would be £1,574.
Yeadon conveyancing solicitors will inform the buyer of the property's band as soon as 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 £1,181.
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 for foreign language students. Newer homes are assessed by the Valuation Office Agency and allocated a banding.
|Band||Leeds City Council Tax (2018)|
Can I lower my band?
It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 100 council tax challenges were made. 40 saw a reduction. To challenge your banding contact:
Valuation Office Agency
31 Lisbon St
Stamp Duty on Yeadon properties
The threshold for SDLT for a home is £125,000.
The vast majority of people will have their conveyancing solicitor complete the SDLT1 return on their behalf.
Our post-completion conveyancing team use legal case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.
This table sets out Stamp Duty Land Tax for typical property in West Yorkshire:
|Average selling price (February 2018)||Stamp Duty Land Tax|
|Average price (detached)||£296,063||£4,803.15|
|Average new build||£320,724||£6,036.20|
Stamp duty relief for first-time buyers in Yeadon
In 2017, it was announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000. Higher rates of SDLT apply to buyers of second property in the form of an SDLT surcharge of 3%. E.g. if a second home was bought for £170,287 then the SDLT including the surcharge would be £8,514.35. .
Conveyancing solicitors in Yeadon will confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in Yeadon
The drawbacks associated with purchasing a leasehold house or flat in the UK are under increasing media scrutiny. The many potential problems lying in wait for the unsuspecting buyer can include:
- increasing ground rents
- incomplete management company accounts
- marriage value issues
A specialist conveyancing solicitor in Yeadon will address aspects of leasehold, e.g. short leases, current-year service charge estimates and reviewing the lease itself (some leases are over 100 years old).
Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.
Buying a 'New Build' property in Yeadon?
According to data compiled by the HM Land Registry, the average purchase price of Yeadon new build properties is £243,458. 148 new build properties have been bought in Yeadon in 2018 so far.
A new-build conveyancing solicitor in Yeadon must be familiar with regional factors and the added complexities of new build, like squaring developer incentives with lenders and ensuring compliance with planning regulations.
Our new build conveyancing department will provide an impartial appraisal of the legal title of the property, whilst being mindful of issues like unfair leasehold conditions and an assessment of other risks, such as future local development.
West Yorkshire Conservation areas
Buying in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area conditions will affect your residential property.
These constraints, called Article 4 Directions, may include:
- Conditions affecting frontal additions to the property such as a porch
- General restrictions governing non-uniform additions or modifications
- A prohibition 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 changes were made by the previous owner.
Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Yeadon.
Conveyancing - Selling a property in Yeadon
Conveyancing for a property sale is much simpler than when purchasing. The buyer's conveyancer will have to carry out extensive research on the legal title of your home, whereas conveyancing solicitors in Yeadon acting for the vendor merely answers the purchaser's enquiries.
What factors could threaten your sale?
Issues, such as having a defective lease or a boundary dispute, can significantly endanger the conveyancing process if not handled appropriately.
In general, you should address these issues immediately.
- The Essential Conveyancing Guide for Sellers in 2018
- Subsidence? What to do before selling your home
- Dispute with a freeholder? What to do before selling your home
For more conveyancing advice for sellers click here.
Conveyancing for a leasehold flat or house is a great deal more technical compared to a freehold house.
Leasehold complexity involves extra work on the part of conveyancing solicitors in Yeadon, such as sourcing the latest service charge and ground rent statement, through to details of any deed of variation.
It is strongly advised that the seller instructs a property lawyer with leasehold experience as soon as the decision is made to sell to help contain and resolve any delays.
Can your conveyancing solicitors act for the buyer and the seller in one transaction?
SRA rules ban the same conveyancing solicitor from acting on both sides in a house sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.
If you are buying or selling a house or flat in Yeadon, and a Quittance solicitor is doing the legal work for the other side, you could contact a property solicitor firm in Yeadon to carry out your legal work.
Local Yeadon conveyancing solicitor directory
- Morrish Solicitors LLP, 61 High Street, Yeadon, Leeds, West Yorkshire, LS19 7SP
Conveyancing - Remortgaging a property in Yeadon
Reducing monthly repayments by finding a lower interest rate is generally why homeowners remortgage. There are other reasons, such as the existing lender having refused a payment holiday, or extending the mortgage term.
An efficient conveyancing solicitor in Yeadon will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in getting the mortgage rate you want.
It is vitally important that your property lawyer can also act for your new mortgage lender. Our conveyancing team are panel members of all major banks and building societies. So no matter whether you are moving to an offset mortgage with the Bank of Scotland or to a long-term fixed mortgage with the Barnsley Building Society, we can assist.
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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