Updated: October 12, 2018

Guisborough conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Guisborough

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

How are Guisborough conveyancing fees calculated?

We work on a No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Guisborough who offer services on a price per hour basis. Your conveyancing quote explains what you will be charged when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as bankruptcy searches or office copies.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Guisborough cost?

Conveyancing solicitor fees in Guisborough will not vary. However, the costs of certain disbursements can vary. For example, council search fees will vary and specific extra searches, such as a historic mining search, may be necessary.

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

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Guisborough

The conveyancing for a home purchase will require the conveyancing solicitor in Guisborough to consider a wide range of issues. Examples of such issues can range from technical problems relating to the property title to planning issues affecting the mortgageability of the property.

The buyer's property lawyer will report their findings back to the buyer and the lender (where there is a mortgage), deal with any legal problems and confirm that the Land Registry's record of the property is updated.

The following section considers the property types that carry additional risk for buyers who need conveyancing solicitors in Guisborough.

Your Guisborough conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like TSB or a less common lender such as Whistletree, before you instruct a Guisborough conveyancing solicitor it is paramount that you confirm that they can act for your lender.

The majority of lenders only accept a restricted list (called a 'lender panel') of solicitors or licensed conveyancers that match certain criteria. If a conveyancer can't act for your lender, the lender will require an alternative firm to complete the legal work.

The purchaser will then have to cover this substitute lawyer's fees and significant delays to your move could occur.

Long delays can arise if you do not confirm your lawyer's lender panel status.

Quittance Conveyancing can act on behalf of all lenders.

Redcar and Cleveland Council searches and other searches

Property searches are questions submitted to public bodies by Guisborough conveyancing solicitors to highlight issues affecting your planned purchase.

Mortgagees also expect searches to be obtained. Required searches will include:

  • Local Authority (LA) search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More specific searches, such as an HS2 search or a more detailed environmental report, may also be advised in the standard searches.

Redcar and Cleveland Council has a usual processing time of 6 weeks for property searches. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Finding planning permissions

Official Entries (or 'office copies') will also be applied for from HMLR by your conveyancing solicitor. This will help to identify planning issues. These issues could include outbuildings lying outside the boundary or right of access issues.

Redcar and Cleveland Council Tax

Council tax is calculated by Redcar and Cleveland on property value and the number of people living in the property. E.g. for an average Band D property in Guisborough, the amount due would be £1,834.

Guisborough conveyancing solicitors will inform the buyer of the property's 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 £1,375.

Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'. Homes constructed after 1991 are assessed by the Valuation Office Agency (VOA).

Band Redcar and Cleveland Tax (2018)
A £1,222
B £1,426
C £1,630
D £1,834
E £2,241
F £2,649
G £3,056
H £3,667

Is your new home in the wrong band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:

Valuation Office Agency
St. Marks House
St. Marks Court
TS17 6QR

Stamp Duty on Guisborough properties

Completing the SDLT1 form yourself is difficult and not for the inexperienced.

If you are buying a residential property that costs over £125,000, then you will have to pay stamp duty to HMRC.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See Stamp Duty Land Tax examples for properties in Guisborough:

  Average sale price (2017) Stamp Duty
Average price £173,693 £973.86
Average price (detached) £246,579 £2,431.58
Average new build £222,403 £1,948.06
If you are buying a second home for over £40,000 then you will have to pay a 3% stamp duty surcharge. For example, if a property owner bought a second property in Guisborough for the average price of £173,693 the SDLT would be £8,684.65.

Stamp duty relief for first-time buyers in Guisborough

Relief is available on home purchases below £300,000 for first-time buyers.

Guisborough conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Guisborough

New build site

The drawbacks associated with owning a leasehold property are of serious concern for leasehold property buyers. The many potential complications lying in wait for the unsuspecting purchaser could include unreasonable ground rents and onerous covenants.

Severe consequences can result from an inexperienced solicitor's misguided leasehold advice.

If you are planning to buy a leasehold home, a expert conveyancing solicitor in Guisborough will address aspects of leasehold, e.g. :

  • reviewing the lease itself (some leases are over 100 years old)
  • reviewing correspondence between the freeholder and leaseholder
  • service charges, ground rents and buildings insurance arrangements
  • service charge apportionments

Make sure that you are aware of all the potential issues and costs associated with the lease - Contact Quittance Conveyancing's leasehold conveyancing solicitors today on 0800 612 0377.

Buying a 'New Build' property in Guisborough?

House being built

11 new build properties have been bought in Guisborough in 2018 so far, based on information from the Land Registry. The average price for a new build in Guisborough is £245,061.

A new-build conveyancing solicitor in Guisborough must be well-versed in both local Guisborough issues as well as new build's added complexities, such as dealing with lender conditions and dealing with incomplete service connection agreements.

Our award-winning team of conveyancers are specialists in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Conservation areas in West Yorkshire

Your conveyancing solicitor will need to confirm if the house you are planning to buy is in a conservation area in Guisborough. If it is, the home will be affected by certain building controls. These conditions, referred to as Article 4 Directions, can include a range of factors from restrictions on VELUX windows, to general restrictions governing the use of unsympathetic materials.

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

The Redcar and Cleveland local planning authority has assigned conservation area-status to parts of Guisborough. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Guisborough.

Conveyancing - Selling a property in Guisborough

The legal work involved in a sale of a house or flat is normally less troublesome than when purchasing. During the sale of a house or flat, the onus lies with the purchaser to confirm that the property is mortgageable and free from legal issues.

Conversely, when selling, conveyancing solicitors in Guisborough acting for the seller only need to answer questions set by the buyer's conveyancing solicitor.

Factors that could delay or endanger the sale of your property

A house or flat can face many potential roadblocks (for example not having a building regulations completion certificate or restrictions on how you can use the property) that can slow or frustrate a transaction.

Don't shy away from finding a solution, hoping the issue will fix itself. The best course of action is to seek out professional help and deal with it ASAP.

Further reading:

Read more conveyancing advice for sellers.


The conveyancing process for a leasehold property is a great deal more time-consuming than it is for a freehold home.

Leasehold complexity involves additional work on the part of conveyancing solicitors in Guisborough. This can involve collating all relevant freeholder information, through to the minutes of the last AGM (if there is a management company).

To reduce delays, it is highly recommended that you instruct a leasehold specialist as early as possible.

Can Quittance conveyancers act for both the buyer and the seller in a single transaction?

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

You could instruct a property solicitor firm in Guisborough to carry out your legal work, if a Quittance conveyancer is doing the legal work for the other side.

Local Guisborough conveyancing solicitor directory

  • Freers Askew Bunting Solicitors Limited, The Buck, 4 Market Place, Guisborough, Cleveland, TS14 6HF
  • Coles Solicitors Limited, 7 Church St, Guisborough, Cleveland, TS14 6HG
  • Nick Brundall Solicitors Limited, 14 Chaloner Street, Guisborough, TS14 6QD
  • Newbys, 64 Westgate, Guisborough, Cleveland, TS14 6AY

Conveyancing - Remortgaging a property in Guisborough

Saving money on a better rate is usually the main reason why homeowners opt to remortgage. There are other reasons, such as wanting to borrow more, or moving to an offset mortgage.

You will typically be able to benefit from a better rate earlier by using a more proactive conveyancing solicitor in Guisborough. With rate rises anticipated, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer handling the remortgage should also be able to act for your new lender. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are changing to a fixed-rate 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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