Updated: October 12, 2018

Cramlington conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cramlington

Conveyancing solicitor fees are the amounts you pay conveyancing solicitors in Cramlington for the legal work involved in moving home.

How are Cramlington conveyancing fees calculated?

Our solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden costs, unlike some other conveyancing solicitors in Cramlington who offer services on an hourly rate. Your conveyancing quote will explain all fees and other costs you will be charged when your property transaction has completed.

What are disbursements?

In addition to conveyancing solicitor fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like landlord's notice fees or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Cramlington cost?

Although conveyancing fees in Cramlington will be the same as anywhere else in the country, the disbursements required can vary. For example, additional region-specific searches, e.g. utilities searches, may be needed and Local Authority Search fees can vary.

There are no hidden fees or costs to be paid with Quittance Conveyancing. For a standard home sale or purchase, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Cramlington

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

The Cramlington conveyancing solicitor will give advice once their enquiries are complete, assist in resolving any issues and register the title in the new owner's name.

The content below gives useful information for homebuyers who want conveyancing solicitors in Cramlington.

Your Cramlington conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a niche lender like Adam & Company or a large lender such as Allied Irish Bank, before choosing a Cramlington conveyancing solicitor it is vital that you check that they can act for your mortgage lender.

The majority of lenders will only work with a selected list (known as a 'panel') of solicitors or licensed conveyancers. If a conveyancer can't act for your mortgage lender, the lender will require a second law firm to carry out the legal work.

The buyer will usually need to pay this alternate lawyer's costs, and the conveyancing process can take much longer.

Your home move can be seriously delayed if you fail to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing are approved to act for all mortgage lenders.

Property Searches (Northumberland County Council)

Property searches are submitted by Cramlington conveyancing solicitors to unearth any significant issues that might undermine how much your property will be worth. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Northumberland County Council
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchidentifies whether the owner or local authority must pay for the maintenance of water mains and sewers
Chancel repair liabilityinsurance is arranged to protect the buyer against any liability for local parish church repairs.

Homebuyers will be made aware if your mortgage lender requires any additional searches, such as a highways search or a Forestry Commission search.

Property purchasers should anticipate a wait of approximately 8 weeks for Local Authority searches ordered from Northumberland County Council. In these circumstances, faster personal searches will be recommended.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer will get the Title Register from the Land Registry, assisting with the identification of potential planning issues, for example neighbours' rights of access or outbuildings missing from the title plan.

Northumberland County Council Council Tax

Northumberland County Council calculate your council tax based on various criteria which include the number of occupants and the value of the home as determined by the VOA in 1991. E.g. for an average Valuation Band D residential property in Cramlington, the council tax would be £1,827 per year.

Conveyancing solicitors in Cramlington will inform the purchaser of the home's tax band after this is confirmed by the searches.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,371.

Other discounts and exemptions could also apply, e.g. if the property is a second home then a 10% discount will be applied 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

Can I challenge my council tax band?

The Valuation Office Agency should reassess a property's band on request. To challenge your banding contact:

Valuation Office Agency
Eagle Star House
Regent Centre
Newcastle Upon Tyne
NE3 3TW
Tyne and Wear

Stamp Duty on Cramlington properties

Steep fines await those who miss the Stamp Duty Land Tax payment deadline. Stamp duty works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home.

Quittance Conveyancing ensure that the hard to understand SDLT1 form is completed accurately and without delay.

See examples for local properties:

  Average selling price (2017) SDLT
Average price £153,433 £568.66
Average price (detached) £248,000 £2,460.00
Average new build £252,965 £2,648.25

Stamp duty relief for first-time buyers in Cramlington

Since 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. Higher rates of SDLT apply to buyers of second property in the form of a stamp duty surcharge of 3%. E.g. if a second home was bought for £153,433 then the SDLT including the surcharge would be £7,671.65. .

Cramlington conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Cramlington

New build site

Purchasing a leasehold property without being aware of the facts can be risky. Exponential ground rents, onerous clauses in the lease and absent freeholders are only some of the many potential difficulties lying in wait for the unsuspecting buyer.

Inaccurate leasehold advice, from a conveyancing solicitor with little specialist experience, can have serious consequences.

If you intend to buy a property with a lease, a experienced conveyancing solicitor in Cramlington will address aspects of leasehold, such as :

  • reviewing the lease itself (many leases are decades old)
  • service charge records from the last three years
  • absent freeholders
  • unexpired lease terms

Ensure that you are aware of all the potential issues and costs associated with the lease with our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Cramlington?

House being built

Based on data collated by the Land Registry, 65 new builds were purchased in Cramlington last year. The average price for Cramlington new build property is £252,965.

The legal side of buying a new build is generally more complex than 'standard conveyancing'. Therefore a conveyancing solicitor in Cramlington must be aware of local factors and needs to consider a range of factors, e.g. handling the uncertainties of buying off plan and handling withdrawal under the Consumer Code for Housebuilders.

With our new build team, you will get an impartial assessment of the legal title of the house or apartment, and in particular issues ranging from unreasonable leasehold terms to possible freehold acquisition traps.

Northumberland Conservation areas

If you are purchasing a home in one of Cramlington's conservation areas, the property must not breach any conservation area building controls. Called Article 4 directions, these restrictions could include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Cramlington.

Conveyancing - Selling a property in Cramlington

The legal work involved in a sale of a house or flat is less complicated than for a purchase. The purchaser will have to carry out extensive due diligence on the legal title of your home, whereas conveyancing solicitors in Cramlington acting for the vendor merely gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .

What could jeopardise your property sale?

Obstacles, such as not having appropriate warranties, could hinder the sale process.

It is better not to hide from the issue as solicitors are trained to unearth any such issues - get advice instead and attempt to resolve it as quickly as possible.

Useful reading:

Read more helpful advice for sellers here.

Leasehold

Conveyancing for a leasehold flat or house is much more complex than for a freehold property.

Conveyancing solicitors in Cramlington must usually carry out further legal work. This can involve approaching the managing company for managing agent information, through to a copy of the buildings insurance for the common parts.

Sellers should seriously consider instructing a lawyer as soon as possible to mitigate often unavoidable leasehold delays.

What if Quittance is acting for the other side?

A conveyancer regulated by the CLC can act for both sides. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase.

You could contact a local Cramlington conveyancing solicitor firm to handle your legal work, if a Quittance solicitor is acting for the other side.

Local Cramlington conveyancing solicitor directory

  • Andrew J Fenny & Co, 3-4 Dudley Court, Manor Walks Shopping Centre, Cramlington, Northumberland, NE23 6QW
  • Browell Smith & Co Solicitors Ltd, Unit 42-44, Apex Business Village, Annitsford, Cramlington, Northumberland, NE23 7BF

Conveyancing - Remortgaging a property in Cramlington

Whilst homeowners consider remortgaging for a range of reasons, homeowners usually remortgage to get a lower interest rate.

Homeowners should be able to enjoy a better rate sooner with a more efficient conveyancing solicitor in Cramlington. They will work to shorten the processing time of the legal work. With the base rate set at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

A property lawyer will need to act for both you and the bank or building society, in order to confirm the change of lender is recorded at the Land Registry and the lender's interests are safeguarded.

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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