Award-winning No Move, No Fee conveyancing for Beeston home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Quittance offer guaranteed fixed conveyancing fees, and our focus on enhanced communication means you will always stay informed about how your sale or purchase is progressing.
Every year our award-winning No Sale, No Fee property lawyers help residential property buyers and sellers looking for conveyancing solicitors in Beeston and across Nottinghamshire.
Our no sale no fee guarantee means should your move not proceed, even if you decide to pull out, you won't incur any conveyancing solicitors' legal fees at all.
Beeston's most communicative conveyancing service
A lack of solicitor communication is seen as one of the most stress-causing aspects of the home moving process.
The Conveyancing Quality Scheme (CQS) official client charter specifically prioritises improving conveyancing solicitor communication.
Nonetheless inefficient communication is one of the most common sources of complaints made about conveyancing solicitors.
Keeping you updated
Our team of Beeston conveyancing solicitors deliver a market-leading conveyancing service. We provide the information you need by phone, email and online, 7 days a week:
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Updated: October 12, 2018
Beeston conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Beeston
Conveyancing solicitor fees are paid to your Beeston conveyancing solicitor for carrying out the legal work for a property transaction.
Are Beeston conveyancing fees and costs fixed?
Some conveyancing solicitors in Beeston offer services on an hourly rate, and others on a fixed fee (or 'No Move, No Fee') basis. Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your conveyancing quote will set out all fees and other costs you will be charged when your property transaction has completed.
Are there any other costs?
You will need to budget for 'disbursements', on top of the conveyancing fees.
Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like Land Registry fees or office copies and title plans.
How much will the total conveyancing fees in Beeston cost?
Whilst conveyancing fees in Beeston will be the same as anywhere else in the country, the disbursements required can vary. For example, specific extra searches, e.g. a flood plain search, may be necessary and council search fees will vary.
For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Beeston
Recent changes to the law mean that a seller should disclose defects or disputes.
It remains, however, the duty of a conveyancing solicitor in Beeston to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), make practical suggestions and confirm that the legal title passes to the new owner.
This section discusses the kinds of property that may carry risks for homebuyers who want conveyancing solicitors in Beeston.
- Conveyancing solicitors in Carlton
- Conveyancing solicitors in Mansfield
- Conveyancing solicitors in Nottingham
- Conveyancing solicitors in West Bridgford
- Conveyancing solicitors in Nottinghamshire
Your Beeston conveyancing solicitor must be lender-approved
Whether your mortgage is with a major lender like Barclays Bank or a less common lender such as Ahli United Bank, before you select a Beeston conveyancing solicitor it is vital that you check that they are approved by your lender.
The majority of lenders are only happy to work with a restricted panel of firms that meet stringent standards. If a conveyancer is not on the panel of your lender, the lender will need a different firm to complete the legal work.
The purchaser will usually need to pay this second lawyer's costs and significant delays to your move could occur.
Quittance Conveyancing can act on behalf of all banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Conveyancing Searches (Broxtowe Borough Council)
Property searches are enquiries made of various authorities by Beeston conveyancing solicitors to give details about the home you want to buy.
Mortgagees also need to see searches (as set out in the CML Handbook) to be applied for. Required searches will include:
- Local Authority (LA) search - covers the details of planning applications, decisions and the enforcement of breaches or violations.
- Environmental search - describes hazards (such as historic flooding or mining subsidence) within 500m of the property. This search also identifies sites of contaminated land nearby.
- Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
- Chancel repair liability - there is a risk that some Beeston properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.
More pertinent searches, such as a radon gas search or a geological search, may also be advised depending on the contents of the standard searches.
Homebuyers can expect a lead time of roughly 8 weeks for conveyancing searches from Broxtowe Borough Council. In these circumstances, faster personal searches will be recommended.
Official Entries (or 'office copies') will also be obtained by the conveyancing solicitor acting for the purchaser. This will help to identify potential planning issues, such as errors on the title plan or neighbours' rights of access.
Broxtowe Borough Council Council Tax
The council tax paid by a homeowner is based on various factors e.g. the size and character of the home and the value of the property as determined by the VOA in 1991. The occupier of a property in Valuation Band C, for example, would owe annual council tax of £1,670.
Conveyancing solicitors in Beeston will inform a buyer of the home's tax band once they are themselves notified.
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 £1,253.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is occupied by someone who is seriously mentally impaired.
|Band||Broxtowe Borough Council Tax (2018)|
Can you challenge the council tax bracket?To challenge your banding contact:
Valuation Office Agency
Castle Meadow Rd
In 2016/17, 10 council tax challenges were made. 0 saw a reduction.
Stamp Duty on Beeston properties
Quittance Conveyancing ensure that the hard to understand SDLT1 form is completed accurately and without delay.
This table sets out Stamp Duty Land Tax for property in Nottinghamshire:
|Average selling price (2018 to date)||SDLT|
|Average price (detached)||£276,855||£3,842.75|
|Average new build||£220,866||£1,917.32|
Stamp duty relief for first-time buyers in Beeston
For first-time buyers, stamp duty is only payable on purchases over £300,000. If you are buying a second home for in excess of £40,000 then you will have to pay a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second home in Beeston for the average price of £195,513 the SDLT would be £9,775.65.
Beeston conveyancing solicitors will confirm the correct amount is calculated.
Buying a flat? Leasehold conveyancing in Beeston
It has been recently reported that over 100,000 UK property owners have property leases with unreasonable terms. Spiralling ground rents, incomplete management company accounts and unfair developer practices are but a few of the many potential difficulties awaiting an uninformed purchaser.
If you intend to buy a leasehold property, a good conveyancing solicitor in Beeston will investigate aspects of the leasehold purchase, including service charges, ground rents and buildings insurance arrangements, the implications of the remaining length of the lease and managing agent practices.
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are fully-informed regarding your planned purchase.
Buying a 'New Build' property in Beeston?
Based on data collated by Her Majesty's Land Registry, the average cost of new build properties in Beeston is £220,866. 73 brand new homes have been bought in Beeston in 2018 so far.
A new-build conveyancing solicitor in Beeston must be mindful of Beeston-specific considerations and new build's additional complexities, like helping with mortgage offer extension terms and administering Help to Buy purchases.
Our highly qualified new build team specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.
Conservation areas in Nottinghamshire
If you are intending to buy a home in one of Beeston's conservation areas, the property will need to meet any conservation area conditions. Called Article 4 directions, these restrictions could include anything from restrictions on the use of cladding, to restrictions on the addition of a porch.
The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a newly-added dormer window.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Beeston's conservation areas.
Conveyancing - Selling a property in Beeston
The legal work involved in a sale of a house or flat usually requires less work than for a property purchase. The buyer's conveyancer carries out an investigation into the property, whilst conveyancing solicitors in Beeston acting for the vendor merely collects any required paperwork and responds to enquiries made by the buyer's solicitor .
What measures can you take to help your sale go through?
A home can face a range of legal problems (such as excessive service charges) that have the capacity to threaten the completion of the conveyancing process.
Property specialists usually advise that sellers face any such problems head on and fix them.
- The Essential Conveyancing Guide for Sellers in 2018
- Boundary disputes - what to do before selling your home
- No electrical completion certificate? What to do before selling your home
Read more sale conveyancing articles here.
Conveyancing for a leasehold flat (leasehold houses are rare) is much more complicated than for a freehold house.
The complexities of leasehold mean conveyancing solicitors in Beeston must carry out additional tasks. This can involve sourcing the latest service charge and ground rent statement, through to a copy of any notices served on the leaseholder.
It is highly recommended that the vendor contacts a conveyancer with leasehold experience as soon as possible to ensure any legal complexity is correctly handled.
Can your conveyancing solicitors act for both sides?
SRA regulations prevent the same solicitor from acting on both sides in a property sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both parties.
You can contact a local Beeston conveyancing solicitor firm to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.0
Conveyancing - Remortgaging a property in Beeston
By far the most common reason homeowners remortgage their home is to get a lower interest rate. Other reasons to think about remortgaging include wanting a more flexible mortgage, or releasing capital to pay off other debts.
A good conveyancing solicitor in Beeston will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting on to the rate you want.
The property lawyer conducting the legal work needs to be able to act for the new mortgage lender. Our conveyancers are on the panel for all major UK lenders, so whether you are moving to an offset mortgage with the Bank of Scotland or to a repayment mortgage with the Bank of Ireland, our remortgage specialists can help.
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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