No Move, No Fee York Conveyancing Solicitors
Are you are buying or selling your home, and need Conveyancing Solicitors in York? Find out how to get the best No Move, No Fee conveyancing for your York move.
Conveyancing - Buying a property in York
Founded by the Romans in 71AD, the medieval walled city of York is also the county town of Yorkshire. It has a wealth of attractions, including the iconic York Minster.
York's prosperity grew with the advent of railways and direct links to Edinburgh and London, and it was also an important centre for chocolate manufacturing. More recently the creation of a science park near to York University has attracted new technology companies and jobs, and the development of an enterprise zone close to the railway station will increase job prospects further.
Highly sought-after properties in the centre of York are expensive, but districts such as Acomb, Clementhorpe and Haxby offer more affordable homes within easy distance from the centre.
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Conveyancing for purchasers
Recent changes to the law mean that a seller should disclose defects or disputes to their estate agent and to the purchaser.
It is, however, still the duty of the York conveyancing solicitor to investigate the property, and report back to the purchaser and the mortgage lender (if applicable), help to fix or resolve any legal issues and ensure that the change of ownership is registered at the Land Registry.
This article considers those parts of the legal process for conveyancing solicitors in York that require specialist knowledge.
Your York conveyancing solicitor must be lender-approved
Irrespective of whether you are getting a mortgage from GE Money Home Lending, TSB or any other lender, before appointing a York conveyancing solicitor it is vital that you check that they are approved by your lender.
Your solicitor may be unable to act for your lender, because some lenders are only happy to work with a select group (often referred to as a 'panel') of legal practices.
In this case, the lender will likely require an alternative solicitor firm to complete the legal work, and you will be expected to pay this alternative solicitor's costs. Adding another solicitor to the process can delay the whole purchase.
Quittance Conveyancing can act for all lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (City of York Council)
Searches are enquiries made of government bodies by York conveyancing solicitors to provide information about your planned purchase. They include:
|Local Authority (LA) search||contains information about the property and surrounding area held by City of York Council|
|Environmental search||shows whether the surrounding environment is suitable for the purchaser|
|Drainage & Water search||includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.|
|Chancel repair liability||some York property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.|
Homebuyers will be made aware if your lender wants any more searches, e.g. an HS2 search or a ground stability report.
Homebuyers should anticipate a wait of approximately 6 weeks for property searches provided by City of York Council, so your solicitor will instead apply for quicker personal searches.
The conveyancing solicitor acting for the buyer also retrieves office copies from HM Land Registry, helping to identify planning issues, such as rights or restrictions on how the property may be used or outbuildings missing from the title plan.
City of York Council Council Tax
City of York Council calculate council tax on York homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, a property in the City of York Council area in Valuation Band C would pay £1,423 per annum.
A conveyancing solicitor in York will inform a buyer of the property's tax 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 £1,068.
Other discounts and exemptions could also apply, for example 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 properties are assessed by the Valuation Office Agency (VOA) and allocated a banding.
|Band||City of York Council Tax (2018)|
Can I challenge my valuation?To challenge your banding contact:
Valuation Office Agency
Unit 1 Station Business Park
Holgate Park Drive
A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund.
Stamp Duty on York properties
Stamp duty is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.A property purchaser will usually need to pay Stamp Duty Land Tax if the house they are buying is valued at over £125k.
Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.
The following table illustrates stamp duty examples for properties in York:
|Average sale price (2018 to date)||SDLT|
|Average price (detached)||£373,921||£8,696.05|
|Average new build||£271,325||£3,566.25|
Stamp duty relief for first-time buyers in York
Since 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Homeowners must pay a higher rate of SDLT for the purchase of a second property. For example, if a homeowner bought a second property in York for the average price of £265,662 the SDLT would be £21,252.96.
York conveyancing solicitors will confirm the correct calculation is made.
Buying a flat? Leasehold conveyancing in York
Buying a leasehold house or flat without understanding the implications can be costly. There are many legal issues that may be awaiting an uninformed purchaser, such as sub-letting restrictions and doubling ground rents.
A specialist conveyancing solicitor in York will consider possible leasehold issues, including :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- managing agent practices
- possible service charge shortfalls
- flats in the same block with disparity between their leases
- service charge apportionments
Our team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.
Buying a 'New Build' property in York?
The average price for York new build property is £271,325. 8 brand new properties have been bought in York in 2018 so far.
A new-build conveyancing solicitor in York must be mindful of regional issues and the added complexities associated with new build, including ensuring new estate roads are adopted, handling structural guarantees and checking new build warranties with warranty providers such as NHBC Buildmark, Building Zone and CRL.
Our award-winning new build conveyancing team are specialists in helping the buyer get the best possible purchase terms and meeting short developer deadlines.
When acting for the purchaser of a property in York, a conveyancing solicitor will need to check whether the property is in a conservation area in York. If it is, the house will be affected by specific restrictions. Referred to as Article 4 directions, these restrictions may include restrictions on the addition of a porch, restrictions on side or 2 storey extensions or restrictions on hard standings at the front of the property.
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 was responsible for the changes.
Wheldrake, The Retreat/Heslington Road and Askham Richard are among the conservation areas in York. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in York.Back to top
York conveyancing solicitor fees and costs
No Move, No Fee conveyancing in York
Conveyancing solicitor fees are the costs you pay conveyancing solicitors in York for the legal work associated with moving home.
How are York conveyancing fees calculated?
Some conveyancing solicitors in York carry out the legal work on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Our conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. 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?
You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.
Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as local authority searches or telegraphic transfer fees.
How much will conveyancing in York cost in total?
York conveyancing fees should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, e.g. a flooding search, may be necessary and council search fees will vary.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or nasty surprises. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Selling a property in York
The legal work involved in a sale of a home is more straightforward than when buying. With a purchase, the responsibility lies entirely with the buyer to establish that the house or flat is not legally defective.
Conversely, when selling, conveyancing solicitors in York acting for the seller for the most part just answer the buyer's solicitor's formal enquiries.
What could put the sale of your property at risk?
Homes will frequently have a broad spectrum of potential roadblocks (such as problems with a party wall agreement or a solar panel 'rent a roof' scheme) that have the capacity to protract or even derail the conveyancing process.
You shouldn't ignore this as solicitors are trained to unearth any such issues. The best course of action is to speak to an expert and tackle it proactively.
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a neighbour? What to do before selling your home
- Selling a leasehold flat? What to do before going on the market
For more conveyancing advice for sellers click here.
Leasehold conveyancing for a sale
Conveyancing for a leasehold flat or house is much more protracted than it is for a freehold home.
York conveyancing solicitors will also carry out additional work. This can involve getting an up-to-date service charge statement, through to any details of any ongoing enfranchisement process.
A seller should plan to instruct a conveyancer as early in the process as possible, preferably before putting the property on the market, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.
Can Quittance conveyancers act for the buyer and the seller in a single transaction?
Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from working on behalf of both sides in a property sale. However, CLC-regulated conveyancers, can act for both sides.
You may want to instruct a property solicitor firm in York to carry out your conveyancing, if we are acting for the other side.
Local York conveyancing solicitor directory
- Naish Estate Agents and Solicitors Limited, 3 High Petergate, York, North Yorkshire, YO1 7EN
- Cowling Swift & Kitchin Limited, 8 Blake Street, York, North Yorkshire, YO1 8XJ
- Grays Solicitors LLP, Duncombe Place, York, North Yorkshire, YO1 7DY
- Lockings Legal Services Limited, Suite 2b, 18 Back Swinegate, York, YO1 8AD
- Switalskis Solicitors Limited, 18 Back Swinegate, York, North Yorkshire, YO1 8AD
Conveyancing - Remortgaging a property in York
The most common reason homeowners remortgage their home is to save money with a lower rate. There are other reasons to consider remortgaging, for example moving to an offset mortgage, or borrowing more to help pay for an extension.
An efficient conveyancing solicitor in York can reduce the remortgage processing time, and move you to the better rate sooner. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting onto your new rate as quickly as possible.
The property lawyer carrying out your remortgage should also be able to act for your new mortgage provider. Our conveyancers are on all major UK lenders' panels. So no matter whether you are changing to a flexible mortgage with the HSBC or to a repayment mortgage with the Buckinghamshire Building Society, Quittance can help.