Updated: October 12, 2018

Blackwood conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Blackwood

Conveyancing solicitor fees are what you pay conveyancing solicitors in Blackwood for the legal work associated with buying or selling a property.

Are Blackwood conveyancing fees and costs fixed?

Some conveyancing solicitors in Blackwood work on a fees per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the legal 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, such as local authority searches or indemnity insurance.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Blackwood cost?

Whilst conveyancing fees in Blackwood will be the same as anywhere else in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a commons registration search, may be needed and Local Authority Search fees can vary.

With Quittance, there are no hidden fees or nasty surprises. For a standard home sale or purchase, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Blackwood

Caveat emptor (buyer beware), was a fundamental principle of property law in England and Wales. Since 2013, this principle no longer applies, however, a purchaser must still investigate their intended purchase.

The conveyancing solicitor in Blackwood will give advice once their enquiries are complete, deal with any legal issues and register the new owner's title at the Land Registry.

This section considers elements of the legal process for conveyancing solicitors in Blackwood that require specialist knowledge.

Your Blackwood conveyancing solicitor must be lender-approved

Regardless of whether you are getting a mortgage from NatWest, the Darlington Building Society or any other lender, before selecting a Blackwood conveyancing solicitor you need to check that they can act for your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders only accept a restricted group of legal firms.

If this is the case, the lender will need an alternative firm to act in their interests, and you will then have to cover this alternate lawyer's costs. This can frustrate or delay the process.

Failing to confirm the lender panel membership of your conveyancer could mean significant delays.

Our solicitors can act for all lenders.

Tameside Metropolitan Borough Council searches and other searches

Searches will be applied for by Blackwood conveyancing solicitors in order to identify issues that could impact the value of the property you are purchasing. They include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
  • Chancel repair liability - describes the insurance to protect against any liability owed by Blackwood properties for local parish repairs.

You will be told if your mortgage lender wants any further searches, such as a radon gas search or a contaminated land report.

Buyers can expect to wait roughly 5 weeks for property searches supplied by Tameside Metropolitan Borough Council, so faster personal (as opposed to official) searches will be recommended.

Planning searches

Your conveyancing solicitor will apply for an Official Copy of the Title Register from the Land Registry. This will help to identify any planning issues. These issues could include right of access issues or a difference between the agent's floorplan and the title plan.

Tameside Metropolitan Borough Council Council Tax

The amount of council tax a homeowner in Blackwood will pay to Tameside Metropolitan Borough Council will depend on the property's value and the number of residents. For example, for an average Band C property in Blackwood, the tax would be £1,472 per year.

Conveyancing solicitors in Blackwood will inform the buyer of the home's council tax band once they have the Local Authority search results.

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 £1,104.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if the property is left empty by someone receiving medical treatment. The Valuation Office Agency (VOA) work out bandings for newly-built homes, and where the owner has requested a revaluation.

Band Tameside Metropolitan Borough Council Tax (2018)
A £1,104
B £1,288
C £1,472
D £1,656
E £2,024
F £2,392
G £2,760
H £3,311

Is it possible to reduce my council tax band?

To appeal contact:

Valuation Office Agency
53 Manchester One
Portland Street
M1 3LD

In 2016/17, 20 council tax challenges were made, and 10 saw a subsequent reduction.

Stamp Duty on Blackwood properties

If you are buying a residential property that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC. After a residential property sale has completed, the purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

Quittance Conveyancing's integrated case management system are fully integrated with HMRC's online tax return system.

See Stamp Duty Land Tax examples for homes in Blackwood:

  Average selling price (2017) SDLT
Average price £140,689 £313.78
Average price (detached) £227,117 £2,042.34
Average new build £230,000 £2,100.00
Homeowners must pay a higher rate of SDLT for the purchase of a second property. For example, if a homeowner bought a second property in Blackwood for the average price of £140,689 the stamp duty would be £7,034.45.

Stamp duty relief for first-time buyers in Blackwood

In 11/17, it was announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Blackwood conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Blackwood

New build site

It can be risky to buy a leasehold house or flat if you are unaware of the implications. The many potential complications lying in wait for an uninformed buyer include:

  • absent freeholders
  • unfair clauses in the lease
  • exponential ground rents
Severe consequences can result from an inexperienced lawyer's failure to give good leasehold advice.

A specialist conveyancing solicitor in Blackwood will address aspects of leasehold, for example :

  • understanding regional and era-specific nuances of leases
  • managing agent practices
  • annual statements of account and budgets for service charges
  • changes to the terms of the lease
  • missing building regs and planning

Make sure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Blackwood?

House under construction

1 new build homes were purchased in Blackwood last year, based on data published by HMLR. The average price for Blackwood new builds is £230,000.

Buying a new build home requires specialist knowledge, compared to 'standard conveyancing'. Therefore a Blackwood conveyancing solicitor must be mindful of local Blackwood issues and will need to investigate several key factors, such as working to tight developer deadlines and confirming right of way over drains and sewers.

Our highly qualified new build conveyancing team specialise in helping new build purchasers obtain the best possible terms and meeting short developer deadlines.

Conservation areas in Cheshire

When acting for the buyer of a home in Blackwood, a conveyancing solicitor will confirm whether the home is in one of Blackwood's conservation areas. If it is, the house could be affected by specific conditions. Referred to as Article 4 directions, these conditions can include restrictions on the removal or addition of front boundary walls, restrictions on side or 2 storey extensions or restrictions on the use of external insulation.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

Your conveyancing solicitor will address whether your planned purchase is located one of Blackwood's conservation areas.

Conveyancing - Selling a property in Blackwood

The legal side of a sale of a house or flat is normally less troublesome than when buying. The buyer's conveyancer must carry out extensive research into the property. Conveyancing solicitors in Blackwood acting for the seller essentially just collates requested paperwork (e.g. warranties and certificates) and answers the buyer's questions .

What could put the process at risk?

Obstacles, like not having permission for alterations when in a conservation area, have the potential to derail the conveyancing process if they are ignored.

You shouldn't ignore this in the hope that any issues won't be spotted - get professional advice and tackle it as quickly as possible.

Recommended reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is a great deal more technical than for a freehold property.

Conveyancing solicitors in Blackwood will also perform extra work, for example sourcing a completed copy of the Leasehold Property Enquiry Form, through to a copy of the insurance policy schedule.

It is highly recommended that the vendor contacts a leasehold expert as early in the process as possible, preferably before putting the property on the market, to ensure the legal technicalities are handled correctly.

Can your conveyancing solicitors act for both sides?

A CLC-regulated conveyancer can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from acting on both sides in a property sale.

You may want to instruct a property solicitor firm in Blackwood to carry out your legal work, if a Quittance solicitor is doing the legal work for the other side.


Conveyancing - Remortgaging a property in Blackwood

Whilst there are many reasons to consider remortgaging, homeowners will generally remortgage their home to reduce the monthly repayments.

You can benefit from a better rate earlier with a more efficient conveyancing solicitor in Blackwood. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

The property lawyer carrying out your remortgage needs to be able to act for the new mortgage provider. Our conveyancing team are on all major lenders' panels. So whether you are moving to a fixed-rate mortgage with Barclays Bank or to a two-year discount with the Bank of Ireland, our remortgage team can assist.

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

Instant online conveyancing solicitor quote

Quittance Conveyancing delivers fast, proactive and communication-focused conveyancing to Blackwood home buyers and sellers. Your dedicated conveyancer will keep you informed every step of the way.

Get a conveyancing quote icon

Get a quote

Get a conveyancing solicitor quote for your Blackwood property sale, purchase or remortgage.

Get a quote online

or call us on 0800 612 0377

Compare conveyancing solicitors icon

Compare solicitor quotes

Find out more about how to compare conveyancing solicitor quotes in 2018.

Find out more
Contact conveyancing team icon

Email us

If you have any questions or would like to discuss your sale or purchase with an expert, email us at:


Ask a conveyancing expert

If you have any questions about getting a conveyancing quote or any aspect of the conveyancing process, let us know:

Be the first!