“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 West Yorkshire
From a Leeds city flat to a stone terrace in Halifax or a semi outside Huddersfield, we handle West Yorkshire moves online, with a named conveyancer and updates on WhatsApp.
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 West 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 West Yorkshire
Average price
£210,790
Up 4.0% in a year£82,689 below the national average of £293,479.
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Detached £368,648
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Semi-detached £229,304
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Terraced £172,596
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Flat or maisonette £129,219
First-time buyers paid £185,683 on average.
Moving in West Yorkshire with Koala
Wherever you're moving in the county, you won't need to come in. You'll verify your ID, fill in forms and sign online, and you'll have one conveyancer, by name, who you can message whenever you have a question.
Searches in West Yorkshire
West Yorkshire has five councils, and the local authority search goes to whichever one covers the address. Leeds City Council takes in Otley, Wetherby and Morley. City of Bradford Metropolitan District Council covers Keighley, Ilkley and Shipley. Kirklees Council handles Huddersfield, Dewsbury and Batley, Calderdale Council covers Halifax, Brighouse and Hebden Bridge, and Wakefield Council covers Pontefract and Castleford. Yorkshire Water handles water and drainage across the whole county.
Much of the county sits on the Yorkshire coalfield, so a coal mining search is common, especially in the south and east. The Calder, the Aire and the Colne all run through steep valleys, and towns like Hebden Bridge, Mytholmroyd and parts of Leeds have flooded badly, so we always look closely at the flood search. Our guide to conveyancing searches explains what each one checks.
Things we look out for in West Yorkshire
- Back-to-backs and through-terraces. Leeds and Bradford have thousands of back-to-backs, and many terraces share yards, bins or toilets across a street. We check the title for rights of way and who maintains what.
- Homes on a hillside. In the Pennine towns, houses are often stepped into the slope, with retaining walls and cellars below the street. We check who is responsible for the walls and look at the survey with you.
- Mill conversions. Many old textile mills are now leasehold apartments. We read the lease, the service charge and the management pack, and our leasehold vs freehold guide explains what to look for.
- Conservation areas. From Saltaire to Haworth and Holmfirth, plenty of stone villages are conservation areas with listed buildings, which can mean extra consent for changes.
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 West Yorkshire
Leeds
The local authority search for a Leeds address goes to Leeds City Council, which covers the whole district, from Otley and Wetherby down to Rothwell and Morley. Yorkshire Water handles the drainage and water search.
The south and east of the district sit on the old West Yorkshire coalfield, so homes around places like Rothwell, Garforth and Kippax often need a coal mining search. Along the Aire, from Kirkstall through to the city centre, we look closely at the flood search: the river flooded homes and businesses on Boxing Day 2015, and that history can affect insurance. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Leeds
- Back-to-back terraces. Leeds has more back-to-backs than anywhere else in the country. They often share walls on three sides and have bins, yards or toilets across a shared street, so we check the title for rights of way and who maintains what.
- Victorian terraces. Streets in Headingley, Chapel Allerton and Hyde Park are full of older through-terraces, and many have had loft conversions, extensions or been split into flats over the years. We check the planning and building regulations sign-off for every change before you commit.
- City centre flats. Apartments around Holbeck, the Dock and the city centre are leasehold. We read the lease, the service charges and, for taller blocks, the fire safety paperwork lenders now ask for. Our leasehold vs freehold guide explains what to look for.
- Stone villages on the edge. Places like Otley, Horsforth and Bramhope have older stone homes, conservation areas and listed buildings, which can mean extra consent for changes.
Bradford
The local authority search goes to City of Bradford Metropolitan District Council. It covers far more than the city itself, taking in Shipley, Bingley, Keighley, Ilkley and Haworth. Yorkshire Water handles the water and drainage search.
The south of the district, around Low Moor and Wibsey, was once mined for coal and ironstone, so a coal mining search is often worth doing there. The Aire runs through Shipley, Bingley and Keighley, and the Wharfe through Ilkley, so for homes near either river we look closely at the flood search. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Bradford
- Back-to-backs. Bradford has thousands of back-to-back houses, built with no back door or yard of their own. Bins, toilets or yards can sit across a shared street or passage, so we check the title for rights of way and who maintains what.
- Saltaire. The model village is a World Heritage Site and a conservation area, and most of its houses are listed. New windows, doors or an extension can need listed building consent, so we check what's been done and what you'd need to ask for.
- Stone villas and conversions. Big Victorian houses in Manningham, Heaton and Ilkley have often been split into flats. We read the lease and check who is responsible for the roof, the walls and the shared garden. Our leasehold vs freehold guide explains the difference.
- Homes on a slope. Across the district, houses are often stepped into the hillside with retaining walls and cellars. We check who looks after the walls and go through the survey with you.
Wakefield
The local authority search goes to Wakefield Council, which covers the whole district, including Castleford, Pontefract, Normanton and Ossett. Yorkshire Water handles the water and drainage search.
The district is in the heart of the Yorkshire coalfield, home to the National Coal Mining Museum, so a coal mining search is part of most purchases. Near the Calder and the Aire, we look closely at the flood search as well. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Wakefield
- New-build estates. The district has some of Yorkshire's busiest new-build sites. Many come with estate management charges, and some newer houses are leasehold, so we go through exactly what you'd be paying. Our leasehold vs freehold guide explains the difference.
- Former mining towns. Terraces and semis built for mining families often share yards and passageways. We check rights of way and mining history.
- Georgian Wakefield. Around St John's and the cathedral there are conservation areas and listed buildings, which can mean extra consent for changes.
- Homes by the rivers. If a home sits in a higher flood risk zone, we tell you early, because it can affect insurance and your mortgage.
Huddersfield
The local authority search goes to Kirklees Council, which covers Huddersfield along with Holmfirth, Marsden, Mirfield, Dewsbury and Batley. Yorkshire Water handles the water and drainage search.
North Kirklees, around Dewsbury and Batley, sits on the old Yorkshire coalfield, so a coal mining search is often needed there. The Colne, the Holme and the Calder all run through narrow valleys, and we read the flood search closely for any home close to them. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Huddersfield
- Weavers' cottages. In villages like Golcar, Marsden and Holmfirth, you'll spot the long rows of top-floor windows where cloth was once woven. Many are listed or in conservation areas, which can mean extra consent for changes.
- The Peak District edge. The moorland above Marsden and around Holme is inside the Peak District National Park, where planning is stricter. We check which side of the boundary a home sits on.
- Shared yards and passages. Older terraces in Huddersfield, Dewsbury and Batley often share access at the back. We check the title for rights of way and who maintains what.
- Mill conversions. Former textile mills along the valleys are now apartments, usually leasehold. We go through the lease and the service charge, and our leasehold vs freehold guide covers the basics.
Halifax
The local authority search goes to Calderdale Council, which covers Halifax, Brighouse, Elland, Sowerby Bridge, Hebden Bridge and Todmorden. Yorkshire Water handles the water and drainage search.
The Calder valley flooded badly on Boxing Day 2015 and again in 2020, from Todmorden and Hebden Bridge down through Mytholmroyd and Sowerby Bridge, so we read the flood search very closely. Parts of Calderdale also have old shallow coal workings, so a coal mining search can apply. Our guide to conveyancing searches explains what each one checks.
Things we look out for in Halifax
- Over-and-under houses. On Hebden Bridge's steep slopes, some terraces are two homes stacked on top of each other, one reached from the street below and one from the street above. We check the title for shared structure, access and repairs, and that your lender is happy.
- Flood risk and insurance. If a home has flooded before or sits in a higher-risk zone, it can affect your insurance and your mortgage. We raise it early so it isn't a surprise near exchange.
- Hillside terraces. Houses across Calderdale are built into the slope, with cellars, retaining walls and steps shared with neighbours. We check who looks after what.
- Mill conversions. Old mills in Halifax, Sowerby Bridge and Hebden Bridge are now leasehold flats. We read the lease and the service charge, and our leasehold vs freehold guide explains what to look for.
West Yorkshire conveyancing questions
The local authority search goes to whichever of the five councils covers the address: Leeds City Council, City of Bradford Metropolitan District Council, Wakefield Council, Kirklees Council for Huddersfield and Dewsbury, or Calderdale Council for Halifax and the upper Calder Valley. Yorkshire Water handles water and drainage everywhere. Much of the county sits on the Yorkshire coalfield, so a coal mining search is common, and along the Calder, the Aire and the Colne we look closely at the flood search.
Many of the county's terraces were built for mill and mining families, and some are back-to-backs or through-terraces stepped into a hillside. We check the title for shared yards, passageways and rights of way, who looks after any retaining walls, and whether the home is in a conservation area.
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.