Updated: October 12, 2018

Bedlington conveyancing solicitor fees

No Move, No Fee conveyancing in Bedlington

Conveyancing solicitor fees are paid to your Bedlington conveyancing solicitor for handling the legal work for your move.

Do Bedlington conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Bedlington offer services on a cost per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden extras. Your conveyancing quote will set out all fees and disbursements you will need to pay when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as managing agent information or Stamp Duty.

See: Complete list of conveyancing fees and disbursements

How much will the total Bedlington solicitor conveyancing fees be?

Conveyancing fees in Bedlington will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. For example, specific extra searches, e.g. a historic mining search, may be necessary and Local Authority Search fees can vary.

For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Bedlington

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. Following recent changes in the law, this maxim no longer applies. However, it is still the duty of a buyer's solicitor to investigate the house or flat they plan to buy.

The conveyancing solicitor in Bedlington will give advice following their enquiries, solve outstanding issues and register the new owner's title at the Land Registry.

This article considers those types of property which could be of concern to buyers who need conveyancing solicitors in Bedlington.

Your Bedlington conveyancing solicitor must be lender-approved

Whether you are getting a mortgage from Coutts Finance, Santander or any other lender, before choosing a conveyancing solicitor in Bedlington it is essential that you check that they can act in the interests of your lender.

A lot of lenders will only accept a select list (referred to as a 'panel') of firms. If a conveyancer cannot act for your lender, the lender will likely need a different solicitor firm to act in their interests.

The buyer will then have to cover this second lawyer's fees, and weeks could be added to the conveyancing process.

Significant delays can arise if you do not check your conveyancing solicitor's lender panel status.

Our conveyancing solicitors are approved members of all lender panels.

Northumberland County Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are applied for by Bedlington conveyancing solicitors in order to identify problems that might possibly affect how much the property you are buying is worth.

Searches are carried out primarily to meet lender requirements. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as a Crossrail search or a Forestry Commission search, may also be recommended subject to the outcome of the initial searches.

The estimated delivery time for property searches ordered from Northumberland County Council is 8 weeks, so it will be worth using a faster private search company.

Planning searches

Your conveyancing solicitor will also obtain an 'Official Copy of the Title Register' from the Land Registry. This helps to find planning issues, for example outbuildings missing from the title plan or a restrictive covenant against certain alterations.

Northumberland County Council Council Tax

The amount of council tax a homeowner in Bedlington will pay to Northumberland County Council will depend on the property's value and the number of residents. E.g. the occupier of a Band E house in the Northumberland County Council area would pay annual council tax of £2,233.

A conveyancing solicitor in Bedlington 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 (25%) would reduce the tax due to £1,675.

Other discounts and exemptions may 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 if the property is armed forces accommodation.

Band Northumberland County Council Tax (2018)
A £1,218
B £1,421
C £1,624
D £1,827
E £2,233
F £2,640
G £3,046
H £3,655

What to do if you suspect your new home is incorrectly valued

To appeal contact:

Valuation Office Agency
Eagle Star House
Regent Centre
Newcastle Upon Tyne
Tyne and Wear

In the financial year 2016/17, 40 council tax challenges were made, and 20 saw a reduction.

Stamp Duty on Bedlington properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property buyer. Usually, however, the form is completed by the conveyancing solicitor to avoid penalties or delays.

If you are buying a property that costs over £125k, then you will have to pay SDLT to HMRC.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use integrated case management system to ensure that SDLT is paid immediately after completion.

See examples for local properties:

  Average selling price (2017) SDLT
Average price £130,713 £114.26
Average price (detached) £220,171 £1,903.42
Average new build £145,339 £406.78

Stamp duty relief for first-time buyers in Bedlington

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000. Following the recent budget statement, second home buyers have had to pay a 3% stamp duty surcharge. E.g. if a second property was bought for £130,713 then the stamp duty including the surcharge would be £6,535.65. .

Bedlington conveyancing solicitors will ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Bedlington

New build site

Buying a leasehold house or flat if you are unaware of the facts can be fraught with risk. Numerous technical issues may be lying in wait for an uninformed purchaser, such as doubling ground rents and unpaid service charges by the existing leaseholder.

Severe consequences can result from an inexperienced lawyer's failure to advise you correctly regarding your planned leasehold purchase.

A experienced conveyancing solicitor in Bedlington will address aspects of leasehold, e.g. :

  • understanding regional and era-specific nuances of leases
  • service charges
  • managing agent or landlord enquiries
  • onerous covenants

Ensure that you are aware of all the potential issues and costs associated with the lease - Call Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Bedlington?

House under construction

Based on data collated by the Land Registry, 14 brand new properties were purchased in Bedlington last year. The average value of a new build home in Bedlington is £145,339.

A new-build conveyancing solicitor in Bedlington needs to be conscious of Bedlington-specific issues and the added complexities associated with new build, such as working to builders' exchange timelines and liaising with the builder's onsite sales team.

With our new build team, you will get an independent appraisal of the legal status of the property, paying close attention to issues ranging from the home's subsequent mortgageability to an assessment of other risks, such as regional infrastructure plans (e.g. HS2).

Conservation areas in Northumberland

If you are purchasing a residential property in one of Bedlington's conservation areas, the property must not breach any conservation area building controls. These constraints, referred to as Article 4 Directions, may include a wide range of constraints from restrictions on door and window styles, to general restrictions governing the use of non-traditional materials.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Bedlington's conservation areas.

Conveyancing - Selling a property in Bedlington

The legal process for a house sale is much simpler than for a property purchase. For a house purchase, the responsibility lies entirely with the buyer to discover whether the legal title of the property does not have any legal issues.

With a sale, conveyancing solicitors in Bedlington acting for the existing owner effectively just answer the buyer's questions.

What could go wrong?

A home can be burdened by numerous potential roadblocks (for example where the property differs from the title plan or a complex 'Green Deal') that might delay a purchase for weeks (or worse).

It is best not to procrastinate, waiting to see if the problem is discovered - get professional advice, square up to the issue(s), and find a solution as early as possible.

Further reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat is a great deal more protracted than for a more straightforward freehold house.

Conveyancing solicitors in Bedlington will also perform extra work, and this could include obtaining the latest service charge and ground rent statement, through to a copy of any required license to assign.

It is strongly advised that the vendor contacts a lawyer with leasehold experience as soon as the decision is made to sell to speed up the handling of the legal work.

Can your conveyancing solicitors act for the buyer and the seller of the same property?

A CLC-regulated conveyancer can act for both the buyer and the seller. However, Solicitors Regulation Authority rules ban the same conveyancing solicitor from acting on both sides in a property sale and purchase.

You could contact a property solicitor firm in Bedlington to undertake your conveyancing, if a Quittance conveyancer is acting for the other side.

Local Bedlington conveyancing solicitor directory

  • Whitehead & Low Solicitors LLP, 3 Market Place, Bedlington, Northumberland, NE22 5TN
  • Lawson & Thompson Solicitors LLP, 108 Front Street East, Bedlington, Northumberland, NE22 5AE

Conveyancing - Remortgaging a property in Bedlington

People remortgage a home for all sorts of reasons, such as releasing capital, or wanting a more flexible mortgage. By far the most common reason, however, is to lower their monthly repayments.

Homeowners can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Bedlington, working to shorten the processing time of the legal work. With rate rises hard to predict, fast conveyancing can be a key consideration when securing the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for your chosen mortgage provider. Our conveyancing team are panel members of all major banks and building societies, so no matter whether you are changing to a 95% mortgage with the Halifax or to a long-term fixed mortgage with the Market Harborough Building Society, we can help.

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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