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  1. Fixed Price Conveyancing
    Our solicitors carry out all the conveyancing work for your house move for a fixed fee.
  2. No-Completion protection*
    You will not be charged any solicitors fees, if for any reason your transaction does not complete.
  3. Local CQS-accredited Solicitors
    With local experience, our solicitors will lead you through the whole of your sale or purchase.
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Conveyancing In Ilkley Q & A's


How much effort is it to sort out a house in multiple occupancy (HMO)?

A house in multiple occupancy is defined as a property where at least three tenants live forming more than one household (one person or more living together), but share kitchen and bathroom facilities.

As a landlord of an HMO, your responsibilities include ensuring proper fire safety measures are in place, gas safety checks are completed annually, the electric system is checked every five years, there are sufficient bathroom and kitchen facilities for everyone to comfortably use, communal areas are kept clean and safe to use, and waste disposal is managed effectively (provision of bins and bags).

This requires more effort than having a property to rent to one household, and you may wish to employ a solicitor to sort out the legal side of things in the first instance, and a property management company to handle the administration, disputes, etc. on a daily basis.

Homeward Legal's experienced solicitors have completed many different transactions including properties for HMOs. Why not give us a quick call now on 0800 038 6699 to get your conveyancing under way today?

If there are outstanding works approved in the planning consent, can I still use it?

Generally speaking, planning permission legally has to have an expiry date, which is usually for a period of three years from approval for the building work to start (and not necessarily complete, unless the consent has a suitable caveat).

This means that the consent is against the property and the intended construction rather than the person who made the application. As such, if the planning consent remains within the expiry period, the agreement is transferrable to the new owner of the property.

Your solicitor will be able to provide further advice, once enquiries with the local authority have been satisfactorily completed as part of the conveyancing.

Does our Ilkley lawyer inform me about the amount to be paid of council tax for a Band D house prior to exchanging contracts?

Your property lawyer will liaise with the council to find out the applicable council tax rates, which should then be detailed in the conveyancing report on title. The correct rates for properties in Ilkley are published online at the Harrogate council website. At the time of writing on 24 November 2012 rates for all bands are:

  • Band A - £1,036.00
  • Band B - £1,209.00
  • Band C - £1,381.00
  • Band D - £1,554.00
  • Band E - £1,899.00
  • Band F - £2,244.00
  • Band G - £2,590.00
  • Band H - £3,108.00

How much is stamp duty and land transaction tax?

The Stamp Duty Land Tax (SDLT) is based on a trigger threshold of £125,000, followed by a calculation of increasing percentages against the price bands, which are then added together:

  • Less than £125,000 = 0%
  • £125,000-£250,000 = 2%
  • £250,000-£925,000 = 5%
  • £925,000-£1,500,000 = 10%
  • More than £1,500,000 = 12%

For example, a house bought for £450,000 will trigger SDLT at £12,500 (£0 for the first £125,000, £2,500 for the next £125,000, and £10,000 for the next £150,000 as the price falls in the first three bands).

I am planning to buy in Ilkley, and would like to check that there are any conservation areas.

Conservation areas indicate neighbourhoods designated as being of special architectural or historic interest. Ilkley itself is named as a conservation area. Your conveyancing lawyer will advise further and discuss the relevant responsibilities.

We are buying a property where the seller has installed cladding on the home which may breach Wentworth Street Bethnal Green conservation area rules.

Your conveyancing solicitor should check whether the property is inside a conservation area, and if so, whether any modifications have appropriate permission from the local planning authority. If no appropriate permissions be provided, your solicitor will recommend the best alternative such as taking out an indemnity policy or requesting retrospective consent from Harrogate local authority.

Of main Ilkley mortgage lenders, which firms are on your panel?

Most lenders in Ilkley are on our panels. Ilkley lenders and mortgage specialists include Yorkshire Bank PLC, 7 Brook St, Ilkley, LS29 8AB, Executive Mortgage Solutions, 21A Brook St, Ilkley, LS29 8AA, and Grove Associates, 9A Leeds Rd, Ilkley, LS29 8DH.

Is it easy to sell a house without using an estate agent?

It’s relatively straightforward to sell your own home without involving an estate agent, although you should be warned that it’s a time-consuming process (which is why agents set a certain fee to pay for their time in getting your home sold).

First you need to get a proper valuation of your home, which can be done by paying a chartered surveyor and registered valuer, or you can research the house prices in the area for similar properties to get an idea of how they are selling.

Once you are happy with the price, you can advertise the property (there are several free sites that allow you to do this). Legally, you’re required to obtain an Energy Performance Certificate for the property before putting it up for sale, so you’ll need to organize a registered energy assessor to create this for you. Then you can start arranging viewings and negotiate an agreed price with anyone who is interested.

We would recommend, however, that you sign up with an estate agent as they can do all the leg work for you. The key thing, though, is to understand their fees and rates before signing an agreement with them.