Updated: October 12, 2018

Hexham conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Hexham

Conveyancing solicitor fees are the costs you pay to your Hexham conveyancing solicitor for the legal work involved in moving home.

Are Hexham conveyancing fees and costs fixed?

Our solicitors work on a No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Hexham who carry out the legal work on an hourly-rate basis. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home. These include costs like Stamp Duty or managing agent information.

See: Complete list of conveyancing fees

How much will the total Hexham solicitor conveyancing fees be?

Hexham conveyancing solicitor fees will be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. As examples, council search fees will vary and specific extra searches, such as a Coal Authority search, may be necessary.

For standard conveyancing transactions, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. To calculate your conveyancing fees, 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 Hexham

Under recent changes to English and Welsh property law, a seller must now disclose issues concerning their property.

That said, it remains the responsibility of a conveyancing solicitor in Hexham to carry out due diligence on the property, make their "report on title", find solutions to outstanding defects and other issues and ensure that the change of ownership is registered at the Land Registry.

This article discusses those types of property which may be of interest to buyers looking for conveyancing solicitors in Hexham.

Your Hexham conveyancing solicitor must be lender-approved

Before you select a Hexham conveyancing solicitor, it is paramount that you confirm that they are approved by your chosen lender, whether you are getting a mortgage from NatWest, Ahli United Bank or any other lender.

Some lenders are only happy to work with a restricted group of firms that meet strict criteria. If a conveyancer can't act for your chosen lender, the lender will likely need a different firm to act in their interests.

You will then have to cover this alternate lawyer's fees and significant delays to your move could occur.

Delays can be caused by failing to confirm your conveyancing solicitor's lender panel status.

Our solicitors can carry out the legal work for all major and minor mortgage providers.

Conveyancing Searches (Northumberland County Council)

Searches are applied for by Hexham conveyancing solicitors to unearth any pertinent information that might possibly affect the value of the property you are purchasing.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

More specialised searches, such as an HS2 search or a Forestry Commission search, may also be recommended in the initial LA and Environmental searches.

The average turnaround time for Local Authority searches delivered by Northumberland County Council is 8 weeks. As a result, quicker regulated searches will be recommended.

Planning searches

Your conveyancing solicitor also obtains an 'Official Copy of the Title Register' from HMLR, helping to identify any planning issues, such as discrepancies with the filed plan or restrictions that limit alterations.

Northumberland County Council Council Tax

The amount of council tax a homeowner in Hexham will pay to Northumberland County Council will depend on the property's value and the number of residents. E.g. a home in the Northumberland County Council area in Band B would pay £1,421 per annum.

A conveyancing solicitor in Hexham will inform the buyer of the property's tax band once this is confirmed by the searches.

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 reduces the tax due to 75% which would equal £1,066.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or for foreign language students. A house or flat constructed after 1991 is allocated a band by the Valuation Office Agency (VOA).

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
To challenge your banding contact:

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

In the 2016/17 financial year, 40 council tax challenges were made, and 20 saw a subsequent reduction.

Stamp Duty on Hexham properties

SDLT is paid to HMRC and the buyer's conveyancing solicitor will ensure that the tax return process is carried out.

Stamp Duty Land Tax will almost always need to be paid if the home being purchased is valued at over £125k.

Quittance Conveyancing use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

This table sets out Stamp Duty Land Tax for typical property in Hexham:

  Average sale price (2018 to date) SDLT
Average price £232,066 £2,141.32
Average price (detached) £360,906 £8,045.30
Average new build £163,317 £766.34
If you already own another residence , anywhere in the world you will be subject to a surcharge of 3%. E.g. if a second home was bought for £232,066 then the SDLT including the surcharge would be £11,603.30. .

Stamp duty relief for first-time buyers in Hexham

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Hexham will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Hexham

New build site

The drawbacks of owning a leasehold property are a source of concern for leasehold home buyers. The many potential problems awaiting the unsuspecting buyer include:

  • costly and undisclosed major works
  • unreasonable ground rents
  • onerous clauses in the lease
Incomplete leasehold information, delivered by a solicitor with little specialist experience, can have costly, long-term consequences.

A specialist conveyancing solicitor in Hexham will address aspects of leasehold, including :

  • checking the lease itself
  • service charge records from the last three years
  • absent freeholders
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)

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

Buying a 'New Build' property in Hexham?

House under construction

According to data gathered by HMLR, the average cost of Hexham new build homes is £163,317. 2 newly-constructed homes have been bought in Hexham in 2018 so far.

A new-build conveyancing solicitor in Hexham needs to be conscious of both local considerations and the specific issues associated with new build, including checking that any contracts allow for future 'common parts' maintenance and squaring developer incentives with lenders.

Our new build conveyancing team are specialists in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.

Northumberland Conservation areas

Whether you are intending to buy a character cottage or a Victorian family home, if the property is in a conservation area, any planned alterations to the property may not be allowed by the local authority.

These restrictions, called Article 4 Directions, could include restrictions on door and window styles, restrictions on extensions normally within Permitted Development rights or restrictions preventing paving over the front garden.

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Hexham's conservation areas.

Conveyancing - Selling a property in Hexham

Conveyancing for a property sale is generally simpler than for a property purchase. The buyer's conveyancer does a full legal review on the property, whereas conveyancing solicitors in Hexham acting for the vendor mostly just gathers together any pertinent information and answers the purchaser's enquiries .

What factors could threaten your sale?

Obstacles, such as complexities where there is a 'share of freehold' or Japanese Knotweed, might endanger a transaction if ignored.

In general, you should tackle such issues head on.

Useful reading:

Read more helpful advice for sellers here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold flat or house is much more complicated than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Hexham will need to conduct additional legal work, for example obtaining the latest service charge and ground rent statement, through to a common parts fire risk assessment.

It is strongly advised that you contact leasehold-specialist property lawyer as soon as possible to help contain and resolve any delays.

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

A CLC-regulated conveyancer can act for both sides. However, SRA regulations ban the same conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a property in Hexham, and we are acting for the other side, you may wish to contact a law firm in Hexham to carry out your legal work.

Local Hexham conveyancing solicitor directory

  • Marston Harbottle, Orchard House, Priestpopple, Hexham, Northumberland, NE46 1PQ
  • Williamsons Craig LLP, 40 Priestpopple, Hexham, Northumberland, NE46 1PQ
  • Gibson & Co. Solicitors Ltd, 27 Priestpopple, Hexham, Northumberland, NE46 1PB
  • Nicholson Portnell, Priestpopple House, Priestpopple, Hexham, Northumberland, NE46 1PL

Conveyancing - Remortgaging a property in Hexham

Securing a better rate is usually why homeowners decide to switch lenders. There are other reasons, for example wanting a more flexible mortgage, or releasing funds to help pay for home improvements.

A good conveyancing solicitor in Hexham can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a key consideration when securing your preferred rate.

The property lawyer carrying out your remortgage needs to be able to act for the new mortgage lender. Quittance Conveyancing are on all major UK lenders' panels, so whether you are switching to a cashback mortgage with Bradford & Bingley or to a long-term fixed mortgage with the Buckinghamshire Building Society, we 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

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