Updated: October 12, 2018

Beccles conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Beccles

Conveyancing solicitor fees will be paid your Beccles conveyancing solicitor for the legal work associated with moving home.

Are Beccles conveyancing fees and costs fixed?

Our solicitors work on a fixed No Sale, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Beccles who carry out the legal work on an hourly-rate basis. Your conveyancing quote will set out what fees you will need to pay when your property transaction has completed.

Are there any other costs?

You will have to pay any 'disbursements', on top of the conveyancing fees.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like managing agent information or property searches.

See: Complete list of conveyancing fees and disbursements

How much will the total Beccles solicitor conveyancing fees be?

Although conveyancing fees in Beccles will be the same as anywhere else in the UK, the disbursements required can vary. As examples, additional region-specific searches, such as a flood plain search, may be needed and Local Authority Search fees can vary.

There are no hidden costs or surprises to be paid with Quittance. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Beccles

"Caveat emptor", or "buyer beware", was the legal principle of English property law. This principle no longer applies, however, it is still the duty of a buyer's solicitor to investigate their intended purchase.

The conveyancing solicitor in Beccles will offer professional advice following their enquiries, help with resolving any problems and make sure that the title is registered in the name of the new buyer.

The content below considers the property types which may involve extra hazards for people looking for conveyancing solicitors in Beccles for a purchase.

Your Beccles conveyancing solicitor must be lender-approved

Homebuyers have many lenders available, from a financial institution like Adam & Company, to a major lender such as Halifax. Before you instruct a Beccles conveyancing solicitor, whoever you choose, it is essential that you check that they can represent your chosen lender.

Some mortgage lenders only accept a select panel of solicitors or licensed conveyancers. If your solicitor can't act for your chosen lender, the lender will need a different firm to carry out the legal work.

The buyer will usually need to pay this second solicitor's fees, and weeks could be added to the conveyancing process.

Not checking the lender panel membership of your conveyancing solicitor could result in serious delays.

Our conveyancing solicitors are approved to act for all banks and other lenders.

Residential Property Searches (Waveney District Council)

Property searches are enquiries made by Beccles conveyancing solicitors to identify issues affecting your new home.

Searches are firstly carried out to satisfy mortgage conditions. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Buyers will be informed if your chosen lender insists on any further searches, e.g. a radon gas search or a ground stability report.

Waveney District Council has a usual turnaround time of 5 weeks for conveyancing searches, so it will be worthwhile to use a quicker private search company.

Planning issues

Office copies will also be sourced from HMLR by the conveyancing solicitor acting for the homebuyer. This will help to highlight any potential issues. Examples of these include limits on the development of the property or the title plan showing only very general boundaries.

Waveney District Council Council Tax

The amount of council tax a homeowner in Beccles will pay to Waveney District Council will depend on the property's value and the number of residents. The occupier of a property in Valuation Band D, for example, would owe annual council tax of £1,664.

Beccles conveyancing solicitors will inform a buyer of the home's council 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 £1,248.

Other discounts and exemptions could also apply, for example if the property is uninhabited (for the first 60 days) or if the property is armed forces accommodation.

Band Waveney District Council Tax (2018)
A £1,110
B £1,295
C £1,479
D £1,664
E £2,034
F £2,404
G £2,774
H £3,329

Are you paying too much?

To challenge your banding contact:

Valuation Office Agency
Rosebery Court
Central Avenue
St. Andrews Business Park

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 10 council tax challenges were made. 10 were upheld and refunds awarded.

Stamp Duty on Beccles properties

SDLT works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value house. The purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Our post-completion conveyancing team use case management software to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See table below for SDLT examples for properties in Beccles:

  Average sale price (2017) Stamp Duty
Average price £256,870 £2,843.50
Average price (detached) £320,146 £6,007.30
Average new build £410,000 £10,500.00
Following a change in April 2016, an SDLT surcharge of 3% is applied for purchases of additional property. E.g. if a second home was bought for £256,870 then the stamp duty including the surcharge would be £20,549.60. .

Stamp duty relief for first-time buyers in Beccles

In November 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Conveyancing solicitors in Beccles should ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Beccles

New build site

Buying a leasehold home can be complex, compared to purchasing a freehold property. Doubling ground rents, restrictions on the use of the property and onerous clauses in the lease are but a few of the frequent complications lying in wait for an uninformed purchaser.

Severe consequences can result from a less-experienced conveyancer's misguided leasehold advice.

A expert conveyancing solicitor in Beccles will investigate aspects of the leasehold purchase, such as :

  • reviewing the lease itself
  • managing agent practices
  • annual statements of account and budgets for service charges
  • service charge retentions

Make sure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Beccles?

House being built

1 new build houses and flats were purchased in Beccles last year, (HM Land Registry data). The average price for new build properties in Beccles is £410,000.

A new-build conveyancing solicitor in Beccles must be familiar with both local Beccles issues as well as new build's additional complexities, including handling reservation fees, checking that any contracts allow for future 'common parts' maintenance and working with warranty providers, including NHBC Buildmark, LABC New Home Warranty and Global Home Warranties.

Our expert new build team provide a specialist assessment of the legal title of the house or apartment, paying close attention to concerns like the home's subsequent resaleability and sharply increasing ground rent and service charges (where applicable).

Conservation areas in Suffolk

Purchasing property in a conservation area can ensure that the local neighbourhood is protected from drastic alterations. However, conservation area restrictions will affect your home.

These constraints, called Article 4 Directions, can include restrictions on the style and height of boundary walls, restrictions on the use of cladding or restrictions on extensions normally within Permitted Development rights.

If a property is in breach, you could be required (as the new owner) to pay for returning the property to a compliant state, even if the previous owner was responsible for the changes.

Parts of Beccles are within a conservation area governed by the Waveney local planning authority (LPA). Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Beccles.

Conveyancing - Selling a property in Beccles

The legal side of a sale of a house or flat is simpler than for a property purchase. With a property purchase, the burden is on the buyer to make sure that the property's title is legally sound and meets their mortgage lender's criteria.

With a sale, conveyancing solicitors in Beccles acting for the vendor need only answer questions set by the buyer's conveyancing solicitor.

Why do sales fall through?

Common issues, like excessive ground rent or Japanese Knotweed, can easily frustrate the sale conveyancing process.

Property experts almost always advise that sellers address any such problems immediately.

Further reading:

Read more conveyancing advice for sellers.


The conveyancing process for a leasehold property is much more difficult compared to a freehold house.

The complexities of leasehold mean conveyancing solicitors in Beccles must carry out additional work, for example sourcing an up-to-date service charge statement, through to a copy of the building's asbestos survey (if required).

To accelerate the handling of the leasehold work, it is highly recommended that the vendor contacts a leasehold specialist as soon as possible.

Can your conveyancing solicitors act for both sides?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from acting on both sides in a house sale.

If you are buying or selling a home in Beccles, and a Quittance conveyancer is doing the legal work for the other side, you can contact a property solicitor firm in Beccles to handle your legal work.

Local Beccles conveyancing solicitor directory

  • Goodwin Cowley Limited, 20 New Market, Beccles, Suffolk, NR34 9HB
  • Chamberlins, 3 Ballygate, Beccles, Suffolk, NR34 9NB
  • Mears Hobbs & Durrant, 11 Ballygate, Beccles, Suffolk, NR34 9NA
  • Norton Peskett, Exchange Square, Beccles, Suffolk, NR34 9HP

Conveyancing - Remortgaging a property in Beccles

People remortgage a home for a variety of reasons, such as switching from interest-only to repayment, or consolidating loan repayments. The main reason, however, is to secure a preferential rate.

Homeowners can benefit from a lower rate faster by using a more efficient conveyancing solicitor in Beccles. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer will represent both you and your new lender, in order to ensure the lender's investment is secured and that the new interest in the property is registered correctly.

Gaynor Haliday, Legal researcher

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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