“Bonita has been absolutely brilliant. She supported me navigating the online forms; nothing was ever too much trouble.”
Areas we cover
Real people, updates on WhatsApp
Conveyancing in North Yorkshire
Buying in York, Harrogate, Selby or a village in the Dales? We handle North Yorkshire moves online, with a named conveyancer and updates on WhatsApp, however far you are from town.
Real people, updates on WhatsApp
Everything about your move, in your pocket.
My Koala shows where things stand, what's next and what we need from you. We built it ourselves, so it updates the moment anything happens, and it keeps getting better.
Live milestones
Every stage of your move, with real dates. Check in whenever you like, even at 2am.
A real person, one tap away
Your conveyancer's name and face, not a case number. Usually replies within 2 hours.
Updates on WhatsApp
No logging in to find out what's happening. We tell you, as it happens.
ID checks in minutes
Scan your passport and take a quick selfie in the Thirdfort app. Forms are signed online, so there's no printing and no post.
No surprises on fees
A small payment to start, the rest on completion. Every penny itemised.
Fall-through Cover
Chain collapsed, and not your fault? The deposit you paid us carries over to your next move, even on a different property.
Made in Sheffield by our own team at Koala Tech.
Don't just take our word for it.
“We have completed on a sale this week that took 48 days from the day of accepting the offer.”
“The whole process couldn't have been made easier and I've been kept updated every step of the way.”
“My lawyer, Bonita, kept me updated and I sold my house in record time. The pricing structure is also fair and clear.”
“Bonita and her team were consistently reassuring and made everything feel as straightforward and stress-free as it possibly could be.”
“The communication was 1st class, onboarding simple and funds were paid within hours of completion.”
“Buying a home can be daunting for first time buyers, but this was made less so because of the excellent customer service and care.”
“We needed to move quick and they pulled out all the stops, making sure every aspect was covered.”
“Charlotte has been incredible, so consistently helpful and efficient throughout.”
“They were proactive with a challenging chain, communication was spot on and they really helped push us to completion.”
“Their team was incredibly responsive throughout the entire process, always keeping me updated and answering any questions promptly.”
“These aren't your typical conveyancers; they wowed me right from the off with their professionalism, friendliness, and just how incredibly “on it” they are.”
“We used Koala to sell our home. The process was simple and we received regular updates.”
Buying or selling in North Yorkshire?From offer to keys
Most moves take 8 to 12 weeks. Here is what happens, in order.
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Get your quote
About a minute online, with every fee itemised before you commit to anything.
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Instruct us
Accept online, scan your passport in the Thirdfort app and sign your forms on screen.
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Searches and enquiries
We order your searches straight away and raise enquiries with the seller's conveyancer.
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Contract and mortgage
We check the contract and title, report back to you in plain English and work with your lender.
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Exchange
Contracts are exchanged and your completion date is fixed. From here the move is legally binding.
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Completion
The money moves, the keys are released and we register the change with HM Land Registry.
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Get your quote
About a minute online, with every fee itemised before you commit to anything.
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Instruct us
Accept online, scan your passport in the Thirdfort app and sign your forms on screen.
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Contract pack
We gather your title and property forms and send the draft contract to the buyer's conveyancer.
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Buyer's enquiries
We answer the buyer's conveyancer's questions with you, so nothing sits waiting.
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Exchange
Contracts are exchanged and your completion date is fixed. From here the move is legally binding.
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Completion
The buyer's money arrives, we pay off your mortgage, send you the rest and the keys are released.
House prices in North Yorkshire
Average price
£270,463
Up 2.5% in a year£23,016 below the national average of £293,479.
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Detached £433,208
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Semi-detached £269,971
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Terraced £219,349
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Flat or maisonette £142,516
First-time buyers paid £218,387 on average.
Moving in North Yorkshire with Koala
England's biggest county is a long drive from most offices, so we don't ask you to visit one. Everything from your ID check to signing the contract happens online, and you can see where things stand in My Koala at any time.
Searches in North Yorkshire
In April 2023 the county council and its seven districts were replaced by a single North Yorkshire Council, so the local authority search for Harrogate, Selby, Scarborough, Skipton, Northallerton and the villages around them now goes there. York is the exception: it has its own council, so a York address goes to City of York Council. Yorkshire Water handles water and drainage for most homes, though plenty of farms and hamlets rely on a private supply or a septic tank.
Rivers shape the county. The Ouse floods through York and Selby, and the Swale, the Ure, the Wharfe and the Derwent rise after heavy rain too, so we read the flood search closely. Around Selby, which had its own coalfield until 2004, a coal mining search can apply. Our guide to conveyancing searches explains what each one checks.
Things we look out for in North Yorkshire
- National parks. Inside the Yorkshire Dales and the North York Moors, the national park authority handles planning, and it is stricter about extensions and changes. We check which side of the boundary a home sits on.
- Private water and drainage. Rural homes are often on a borehole, a spring or a septic tank. We check what the home uses and whether it meets current rules.
- Shared tracks and access. Cottages and barn conversions are often reached by a private lane. We check the title gives you a right of way and who pays for upkeep.
- Listed buildings and conservation areas. Market towns and stone villages across the county are full of them, which can mean extra consent for changes.
- Homes near the rivers. If a home sits in a higher flood risk zone, we tell you early, because it can affect insurance and your mortgage.
How long will it take?
Most moves take 8 to 12 weeks. Every move is different, and our guide to how long conveyancing takes breaks down each stage.
Towns we cover in North Yorkshire
York
York has its own council, separate from the rest of the county, so the local authority search goes to City of York Council rather than North Yorkshire Council. It covers the city and the villages around it, such as Haxby, Bishopthorpe and Poppleton. Yorkshire Water handles the water and drainage search.
The Ouse and the Foss meet in the middle of the city and have flooded streets near their banks many times, badly in 2000 and again in 2015. For any home close to either river, we read the flood search carefully. Our guide to conveyancing searches explains what each one checks.
Things we look out for in York
- Inside the walls. The historic centre is a conservation area, and many homes there are listed buildings. New windows, doors or alterations inside can need listed building consent, so we check what applies and whether past work had the right consent.
- Homes by the rivers. Streets close to the Ouse and the Foss have flooded before. If a home is in a higher-risk zone, we tell you early, because it can affect insurance and your mortgage.
- Victorian terraces. Streets in South Bank, Clifton and the Groves often share back alleys and passages. We check the title for rights of way and who maintains what.
- City flats. Many York flats are in converted older buildings or newer riverside blocks, and nearly all are leasehold. We go through the lease, the service charge and the management pack. Our leasehold vs freehold guide explains the difference.
Harrogate
Harrogate Borough Council was replaced by North Yorkshire Council in April 2023, so the local authority search for Harrogate, Knaresborough and Ripon now goes there. Yorkshire Water handles the water and drainage search.
Parts of Ripon sit on gypsum, which can dissolve underground and open up sinkholes, so we look closely at the ground stability part of the environmental search there. Near the Nidd in Knaresborough, and the Ure and the Skell in Ripon, we check the flood search too. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Harrogate
- Homes around the Stray. The Stray is 200 acres of open grass protected by its own Act of Parliament, and the Victorian villas and terraces around it are in conservation areas. Changes to windows, walls and extensions can need extra consent, so we check before you commit.
- Villas split into flats. Many of Harrogate's big stone houses are now leasehold flats. We read the lease, the service charge and who repairs the roof. Our leasehold vs freehold guide explains the difference.
- Ripon's ground. If the environmental search flags a gypsum risk, we talk you through what it means for your survey, your insurance and your mortgage.
- Knaresborough's slopes. Houses climb the gorge above the Nidd, often with steps, retaining walls and paths shared with neighbours. We check the title for access and who maintains what.
Selby
Selby District Council was replaced by North Yorkshire Council in April 2023, so the local authority search for Selby, Tadcaster and Sherburn in Elmet now goes there. Yorkshire Water handles the water and drainage search.
Deep mines worked the Selby coalfield under the district until 2004, so a coal mining search often applies. Selby sits on low, flat land beside the Ouse, and in 2015 the Wharfe rose high enough to bring down part of the bridge in Tadcaster, so we always read the flood search closely. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Selby
- New-build estates. Selby, Sherburn in Elmet and the villages around them have plenty of newer homes. Some come with estate management charges for roads and green spaces, and a few are leasehold, so we explain exactly what you'd be paying. Our leasehold vs freehold guide covers the basics.
- Homes by the rivers. If a home sits in a higher flood risk zone near the Ouse, the Aire or the Wharfe, we flag it early, because it can affect your insurance and your mortgage.
- Old town centres. The streets around Selby Abbey and the middle of Tadcaster are conservation areas with listed buildings, which can mean extra consent for changes.
- Village homes. Out in the countryside, some homes are on private drainage or reached by a shared track. We check what the home uses and that you have the right access.
North Yorkshire conveyancing questions
Since April 2023, North Yorkshire Council has handled the local authority search for Harrogate, Selby, Scarborough, Skipton and the rest of its area, replacing the old district councils. A York address goes to City of York Council instead. Yorkshire Water handles water and drainage for most homes. The Ouse, the Swale, the Ure and the Derwent all flood from time to time, so we look closely at the flood search, and around Selby a coal mining search can apply.
Inside either national park, the national park authority handles planning rather than North Yorkshire Council, and it is stricter about extensions and new windows or doors. Rural homes can also be on a private water supply or a septic tank, or reached by a shared track, so we check each of these before you commit.
Your quote shows the full price up front, with no hidden fees, and takes about a minute to get.
Most moves take 8 to 12 weeks. Searches, mortgage offers and the rest of the chain set the pace, so we order your searches as soon as you instruct us, chase every day and send you updates on WhatsApp as each step moves.
Who looks afteryour move
Real people at Sellers Wheel on Arundel Street, Sheffield, acting for people buying and selling across England and Wales. You'll know them by name from day one.
Moving somewhere else?
Wherever you're moving, we can help. Here's what we look out for in the other places we know well.
Ready to get moving?
We'll get you from offer to keys without the hullabaloo. Pick what you're doing for your no-obligation quote.