Updated: October 12, 2018

Middlesbrough conveyancing solicitor fees

No Move, No Fee conveyancing in Middlesbrough

Conveyancing solicitor fees are the costs you pay conveyancing solicitors in Middlesbrough for carrying out the legal work for a property transaction.

How are Middlesbrough conveyancing fees calculated?

Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden fees, unlike some other conveyancing solicitors in Middlesbrough who carry out the legal work on a fees per hour basis. Your conveyancing quote sets out exactly what you will be charged when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf, such as TT fees or Stamp Duty Land Tax.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Middlesbrough cost?

Middlesbrough conveyancing fees should not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as transport searches, may be necessary.

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

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Middlesbrough

Situated on the south bank of the River Tees, Middlesbrough forms part of the wider Teesside conurbation. Three miles to the east is Teesport, the third largest port in the UK, which handles products made by the steel and chemicals industry centred in the district.

As well as a stronghold for these industries, Middlesbrough also has a growing reputation for developing digital businesses, supported by Teesside University. The attractive beaches on the North Sea coast are a short drive away and the town is also bordered by the North York Moors National Park to the south.

Conveyancing for purchasers

Caveat emptor, (Latin for "let the buyer beware"), was a key part of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and a purchaser must still undertake due diligence on the property to be purchased.

The conveyancing solicitor in Middlesbrough will offer professional advice following their enquiries, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.

The following discusses the kinds of property which could be of concern to people who need conveyancing solicitors in Middlesbrough for a purchase.

Your Middlesbrough conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from Halifax, Coutts Finance or any other lender, before you select a Middlesbrough conveyancing solicitor it is essential that you check that they can act on behalf of your mortgage lender.

The majority of lenders will only accept a restricted group of firms. If your solicitor is not on the panel of your mortgage lender, the lender will likely need a different legal firm to carry out the legal work.

The buyer will usually need to pay this alternative solicitor's costs, and weeks could be added to the conveyancing process.

Setbacks can arise if you do not check your conveyancing solicitor's lender panel status.

Quittance Conveyancing can act for all lenders.

Conveyancing Searches (Middlesbrough Borough Council)

Searches are enquiries made of various authorities by Middlesbrough conveyancing solicitors to identify issues affecting your planned purchase. They include:

  • Local Authority search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

Additional searches, such as an HS2 search or a commons registration search, may also be referred to in the standard searches.

The approximate processing time for Residential property searches delivered by Middlesbrough Borough Council is 8 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Planning issues

Your conveyancing solicitor will request official entries from the Land Registry. This will help to identify any issues, such as outbuildings missing from the title plan or right of access issues.

Middlesbrough Borough Council Council Tax

As a homeowner in Middlesbrough, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. For example, the occupier of a Valuation Band D property in the Middlesbrough Borough Council area would pay annual council tax of £1,869.

Conveyancing solicitors in Middlesbrough will inform the buyer of the home's tax band once they are themselves notified.

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 £1,401.

Other discounts and exemptions may also apply, e.g. if the property is a second home then a 10% discount will be applied or if the home is left unoccupied by a student. New build property is assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band Middlesbrough Borough Council Tax (2018)
A £1,246
B £1,453
C £1,661
D £1,869
E £2,284
F £2,699
G £3,114
H £3,737

Is it possible to reduce my council tax band?

Owners can apply for their property to be reassessed. To challenge your banding contact:

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

Stamp Duty on Middlesbrough properties

The SDLT1 form is seven pages long, and HM Revenue & Customs fines those who delay in completing and returning it. Stamp Duty Land Tax is only applicable to homes where the purchase price exceeds £125k.

Quittance ensure that the critical SDLT1 form is completed accurately and without delay.

See table below for stamp duty examples for properties in Middlesbrough:

  Average sale price (2017) Stamp Duty Land Tax
Average price £142,929 £358.58
Average price (detached) £246,289 £2,425.78
Average new build £218,852 £1,877.04
Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. Following the example above, if a homeowner bought a second home in Middlesbrough for the average price of £142,929 the SDLT would be £7,146.45.

Stamp duty relief for first-time buyers in Middlesbrough

In Nov 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on properties below £300k.

Middlesbrough conveyancing solicitors should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Middlesbrough

New build site

It can be risky to purchase a leasehold house or flat if you are unaware of the facts. Spiralling ground rents, sinking fund issues and reversionary interests are only some of the many traps awaiting the unsuspecting buyer.

Poor leasehold guidance, from a conveyancing solicitor with only freehold experience, could lead to serious consequences.

A expert conveyancing solicitor in Middlesbrough will address aspects of leasehold, for example :

  • reviewing the lease itself (some documents can be centuries old)
  • current-year service charge estimates
  • dealing with freeholders and managing agents
  • onerous restrictions
  • flats in the same block with disparity between their leases

Ensure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitor team today on 0800 612 0377.

Buying a 'New Build' property in Middlesbrough?

Building site

Based on Land Registry information, 17 new build houses and flats have been bought in Middlesbrough in 2018 so far. The average sale price of Middlesbrough new build properties is £219,276.

A new-build conveyancing solicitor in Middlesbrough will need to be familiar with local considerations and new build's added complexities, including handling initial Land Registry registration, helping with mortgage offer extension terms and registering ownership with warranty providers, including NHBC, Zurich Municipal and Trenwick International.

Our team of new build conveyancers specialise in helping new build purchasers obtain the best possible terms and working to developer exchange timeframes.

Conservation areas

Your conveyancing solicitor will check if the home you are going to buy is in one of Middlesbrough's conservation areas. If it is, the property will be affected by specific constraints. These conditions could include a wide range of constraints from restrictions on the addition of boundary walls, to restrictions on the addition of flues and soil vent pipes.

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even where the alterations were made by the previous owner.

Conservation areas in Middlesbrough include Middlesbrough Historic Quarter, Marton Village and Nunthorpe and Poole. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Middlesbrough.

Conveyancing - Selling a property in Middlesbrough

The legal side of a house sale is generally simpler than for a property purchase. The buyer will have to go through due diligence on the property, whereas conveyancing solicitors in Middlesbrough acting for the seller just gathers together any pertinent information and responds to enquiries made by the buyer's solicitor .

What factors could threaten your sale?

Issues, like parking issues or disputes, can potentially slow or frustrate the conveyancing process.

Don't put off finding a solution, trusting that the issue won't be discovered. Get advice, square up to the issue(s), and find a solution promptly.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold property is much more protracted than for a more straightforward freehold house.

Leasehold complexity involves additional legal work on the part of conveyancing solicitors in Middlesbrough, including obtaining an up-to-date service charge statement, through to details of any consents for alterations.

To reduce leasehold-related delays, it is highly recommended that the seller instruct a property lawyer as soon as possible.

What if Quittance is already acting for the other side?

Solicitors Regulation Authority (SRA) rules prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both the buyer and the seller.

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

Local Middlesbrough conveyancing solicitor directory

  • Atha & Co Solicitors, 165 Albert Road, Middlesbrough, Cleveland, TS1 2PX
  • Freers Askew Bunting Solicitors Limited, 56-62 Borough Road, Middlesbrough, Cleveland, TS1 2JH
  • Gary Johnson & Co, 14 Baker Street, Middlesbrough, Cleveland, TS1 2LH
  • Miles Hutchinson & Lithgow, 68 Borough Road, Middlesbrough, Cleveland, TS1 2JH
  • Askews, 92/94 Borough Road, Middlesbrough, Cleveland, TS1 2HJ

Conveyancing - Remortgaging a property in Middlesbrough

Whilst homeowners consider remortgaging for a range of reasons, homeowners generally remortgage a home to get a more affordable interest rate.

Homeowners can enjoy the benefits of a better rate sooner with a more efficient conveyancing solicitor in Middlesbrough. They will work to shorten the processing time of the legal work. With the base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to getting on to the rate you want.

The property lawyer carrying out your remortgage needs to be able to act for the new bank or building society. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are moving to a fixed-rate mortgage with the Co-operative Bank or to a variable-rate mortgage with the Furness Building Society, 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

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