Updated: October 12, 2018

Newcastle Under Lyme conveyancing solicitor fees

No Move, No Fee conveyancing in Newcastle Under Lyme

Conveyancing solicitor fees are what you pay conveyancing solicitors in Newcastle Under Lyme for the legal work involved in moving home.

Are Newcastle Under Lyme conveyancing fees and costs fixed?

Our solicitors work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Newcastle Under Lyme who work on a cost per hour basis. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like ID checks or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will the total Newcastle Under Lyme solicitor conveyancing fees be?

Newcastle Under Lyme conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, additional region-specific searches, such as utilities searches, may be needed and council search fees will vary.

With Quittance, there are no hidden costs or nasty surprises. For a standard home sale or purchase, what we quote is the fee you pay. 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 Newcastle Under Lyme

Caveat emptor, meaning 'let the buyer beware', was a key part of property law in England and Wales. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

A Newcastle Under Lyme conveyancing solicitor will make recommendations once their enquiries are complete, help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

This section provides advice for homebuyers looking for conveyancing solicitors in Newcastle Under Lyme.

Your Newcastle Under Lyme conveyancing solicitor must be lender-approved

Before you select a Newcastle Under Lyme conveyancing solicitor, it is critical that you make sure that they can act for your lender, whether you are getting a mortgage from Coutts Finance, the HSBC or any other lender.

Most mortgage lenders will only work with a restricted list (called a 'lender panel') of solicitors or licensed conveyancers that meet stringent criteria. If your conveyancer can't act for your lender, the lender will require a different law firm to complete the legal work.

The buyer will be expected to pay this alternative lawyer's fees, and weeks could be added to the conveyancing process.

Failing to check your property lawyer's lender panel status could mean significant delays.

Quittance Conveyancing can act on behalf of all lenders.

Newcastle-under-Lyme Council searches and other searches

Searches are carried out by Newcastle Under Lyme conveyancing solicitors to help to identify issues that could compromise how much your house or flat will be worth.

Mortgagees almost always need certain searches to be applied for. Required searches will include:

  • Local Authority search - contains information about the property and surrounding area held by Newcastle-under-Lyme Council
  • Drainage & Water search - identifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Chancel repair liability - there is a risk that some Newcastle Under Lyme properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Your conveyancer will notify you if your lender requires any more searches, for example a highways authority search or an agricultural search.

Newcastle-under-Lyme Council has a typical processing time of 6 weeks for conveyancing searches. A local search provider will be able to provide this information faster.

Planning issues

The conveyancing solicitor acting for the buyer will apply for the Title Register from the Land Registry. This helps to find potential planning issues, such as right of access issues or a difference between the agent's floorplan and the title plan.

Newcastle-under-Lyme Council Council Tax

The council tax paid by a homeowner is based on various factors e.g. the size and layout of the property and the assessed value of the property in April 1991. For example, for an average Tax Band D residential property in Newcastle Under Lyme, the tax would be £1,682 per year.

Newcastle Under Lyme 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 £1,262.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the home is left unoccupied by a student.

Band Newcastle-under-Lyme Council Tax (2018)
A £1,121
B £1,308
C £1,495
D £1,682
E £2,056
F £2,430
G £2,804
H £3,364

Are you paying more than you should?

A homeowner can apply for their property to be reassessed. To appeal contact:

Valuation Office Agency
Blackburn House
Old Hall St

Stamp Duty on Newcastle Under Lyme properties

Stamp Duty Land Tax is paid to Her Majesty's Revenue and Customs (HMRC) by completing an SDLT1 form. The form is lengthy and complex.

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

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance use integrated conveyancing case management system to ensure that SDLT is paid immediately after completion.

See table below for stamp duty examples for homes in Staffordshire:

  Average selling price (February 2018) SDLT
Average price £218,196 £1,863.92
Average price (detached) £304,624 £5,231.20
Average new build £314,995 £5,749.75
Homeowners must pay a higher rate of SDLT when buying a second property. So if a second property was bought for £218,196 then the stamp duty total will be £10,909.80.

Stamp duty relief for first-time buyers in Newcastle Under Lyme

Since the budget announcement in November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Newcastle Under Lyme conveyancing solicitors should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Newcastle Under Lyme

New build site

It is not recommended to purchase a leasehold house or flat if you are unaware of the implications. Numerous technical obstacles may be awaiting the unsuspecting purchaser, such as restrictions on the use of the property, sinking fund issues and doubling ground rents.

Misguided leasehold advice, from a solicitor lacking in specialist knowledge, can have serious consequences.

A good conveyancing solicitor in Newcastle Under Lyme will consider possible leasehold issues, including :

  • reviewing the lease itself (some leases are over 100 years old)
  • dealing with freeholders and managing agents
  • current-year service charge estimates
  • leaseholder/freeholder disputes

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Newcastle Under Lyme?

House under construction

The average price for a new build home in Newcastle Under Lyme is £256,590, according to local information gathered by the Land Registry. 81 new builds have been bought in Newcastle Under Lyme in 2018 so far.

The legal side of buying a new build is more involved than any other type of conveyancing. To avoid potential problems a Newcastle Under Lyme conveyancing solicitor must be mindful of Newcastle Under Lyme-specific issues and must check a range of issues, such as ensuring that new build mortgage conditions are met and confirming building regulation compliance.

Our team of conveyancers specialise in representing buyers to achieve the best outcome and working to developer exchange timeframes.

Staffordshire Conservation areas

Moving into a conservation area can ensure that the street's unique character is protected. However, conservation area restrictions will affect your home.

Referred to as Article 4 directions, these restrictions can include restrictions on replacing roof tiles, restrictions on the erection of outbuildings or restrictions on the use of cladding.

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.

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

Conveyancing - Selling a property in Newcastle Under Lyme

The legal process for a sale of a home is less demanding than for a purchase. The buyer's conveyancing solicitor carries out extensive research on your home. Conveyancing solicitors in Newcastle Under Lyme acting for the vendor mostly just answers the buyer's questions.

Factors that could delay or endanger your property sale

Hurdles, like problems with a party wall agreement, have the capacity to frustrate your move if left unresolved.

It is almost always a good idea that sellers address such issues immediately.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

Conveyancing for a leasehold flat (leasehold houses are uncommon) is quite a lot more protracted in comparison with a freehold house.

Conveyancing solicitors in Newcastle Under Lyme must usually carry out further legal work, which could include asking for ground rent details, through to information about any reserve fund that may be held.

To accelerate the handling of the leasehold work, it is strongly advised that the seller instructs a leasehold-specialist conveyancer as soon as possible.

Can Quittance conveyancers act for both parties?

Solicitors Regulation Authority (SRA) rules ban the same solicitor from working on behalf of both sides in a house sale. CLC-regulated conveyancers, however, can act for both sides.

If you are buying or selling a property in Newcastle Under Lyme, and a Quittance conveyancing solicitor is acting for the other side, you could instruct a property solicitor firm in Newcastle Under Lyme to carry out your legal work.

Local Newcastle Under Lyme conveyancing solicitor directory

  • Ann Mccabe Solicitors, Queens Gardens Business Centre, 31 Ironmarket, Newcastle Under Lyme, Staffordshire, ST5 1RP
  • Cooks Solicitors, 12 Brindley Court, Dalewood Road, Lymedale Business Park, Newcastle Under Lyme, Staffordshire, ST5 9QA

Conveyancing - Remortgaging a property in Newcastle Under Lyme

Homeowners remortgage for a number of reasons, for example moving from a standard variable rate (SVR) to a fixed-rate, or funding a one-off purchase. The main reason, however, is to reduce the monthly repayments.

An efficient conveyancing solicitor in Newcastle Under Lyme will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate set at 0.5% (May 2018), fast conveyancing can play a key role in getting on to the rate you want.

It is critical that the property lawyer handling your remortgage can act on behalf of the new mortgage lender. Our conveyancers are on the panel for all major lenders. So no matter whether you are moving to a flexible mortgage with the Co-operative Bank or to a variable-rate mortgage with the Market Harborough Building Society, our remortgage specialists 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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