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.

See: A guide to all conveyancing fees

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

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

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.

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.

Failing to confirm the lender panel membership of your property lawyer can mean significant delays.

Quittance Conveyancing can act on behalf of all banks and other 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.

Planning issues

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)
A £1,253
B £1,462
C £1,670
D £1,879
E £2,297
F £2,714
G £3,132
H £3,758

Can you challenge the council tax bracket?

To challenge your banding contact:

Valuation Office Agency
Ground Floor
Ferrers House
Castle Meadow Rd
Nottingham
NG2 1AB
Nottinghamshire

In 2016/17, 10 council tax challenges were made. 0 saw a reduction.

Stamp Duty on Beeston properties

Steep fines await those who miss the SDLT payment deadline. The threshold for SDLT for a home is £125k.

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 £195,513 £1,410.26
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

New build site

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.

Poor leasehold guidance, from an inexperienced conveyancing solicitor, could lead to serious consequences.

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?

Building site

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.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

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.

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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.

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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