Updated: October 12, 2018

Newton Aycliffe conveyancing solicitor fees

No Move, No Fee conveyancing in Newton Aycliffe

Conveyancing solicitor fees will be paid your Newton Aycliffe conveyancing solicitor for the legal work involved in moving home.

Are Newton Aycliffe conveyancing fees and costs fixed?

We work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Newton Aycliffe who offer services on a price per hour basis. Your conveyancing quote will explain exactly what you will be charged when your sale or purchase goes through.

What are disbursements?

In addition to the legal fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like Stamp Duty Land Tax or managing agent information.

See: How much should conveyancing fees cost?

How much will the total Newton Aycliffe solicitor conveyancing fees be?

Newton Aycliffe conveyancing fees will not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, council search fees will vary and additional region-specific searches, such as a mining search, may be needed.

With Quittance, there are no hidden fees or surprises in the small print. For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Newton Aycliffe

The conveyancing for the purchase of a house or flat will need a conveyancing solicitor in Newton Aycliffe to consider a wide range of issues. Examples of such factors are problems with the property's title and problems affecting the mortgageability (e.g. a short lease (less than 70 years)).

The buyer's lawyer will report their findings back to the purchaser and their mortgage lender, assist in resolving any issues and confirm that the legal title passes to the new owner.

This article considers the property types which may be of interest to homebuyers searching for conveyancing solicitors in Newton Aycliffe.

Your Newton Aycliffe conveyancing solicitor must be lender-approved

Before you select a Newton Aycliffe conveyancing solicitor, it is very important that you make sure that they are on the panel of your chosen lender, whether you are getting a mortgage from Santander, the Buckinghamshire Building Society or any other lender.

Most banks and building societies only accept a restricted group of firms. If a solicitor cannot act for your chosen lender, the lender will need a second legal firm to act in their interests.

You will then have to cover this alternative solicitor's fees and the conveyancing process could take much longer.

Your property purchase could be jeopardised by failing to check your conveyancing lawyer's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor banks and building societies.

Searches (Durham County Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Newton Aycliffe conveyancing solicitors to identify information and potential issues affecting the property being purchased.

Mortgagees also expect a list of searches to be carried out. Required searches will include:

  • Local Authority (LA) search - includes a list of planning decisions that could affect the property
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Chancel repair liability - some Newton Aycliffe property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

Additional searches, such as a highways search or an energy search, may also be referred to in the initial LA and Environmental searches.

Homebuyers will have to endure a wait of up to 14 weeks for Residential property searches delivered by Durham County Council, so faster personal (as opposed to official) searches will be recommended.

Planning permissions

The conveyancing solicitor acting for the buyer will source official entries from the Land Registry. This will help to highlight any potential issues, for example discrepancies with the filed plan or that a restrictive covenant has been breached.

Durham County Council Council Tax

As a homeowner in Newton Aycliffe, 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. The occupier of a property in Band B, for example, would owe annual council tax of £1,468.

Newton Aycliffe conveyancing solicitors will inform a purchaser of the property's band once they are made aware.

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 £1,101.

Other discounts and exemptions could also apply, for example a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property (land) is a boat mooring or caravan pitch. A property constructed after 1991 is assessed by the Valuation Office Agency.

Band Durham County Council Tax (2018)
A £1,258
B £1,468
C £1,678
D £1,887
E £2,307
F £2,726
G £3,146
H £3,775

Are you paying too much?

To appeal contact:

Valuation Office Agency
St. Marks House
St. Marks Court
Stockton-On-Tees
TS17 6QR
Cleveland

The Valuation Office Agency should reassess a property's band on request.

Stamp Duty on Newton Aycliffe properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical homebuyer. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

If the purchase price of the home you intend to buy is over the £125,000 threshold, you must pay Stamp Duty Land Tax.

Quittance Conveyancing's case management system ensures that the complicated SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

See SDLT examples for properties in Newton Aycliffe:

  Average selling price (2017) Stamp Duty
Average price £129,500 £90.00
Average price (detached) £178,853 £1,077.06
Average new build £141,471 £329.42

Stamp duty relief for first-time buyers in Newton Aycliffe

Relief is available on home purchases below £300k for first-time buyers. Homeowners must pay a higher rate of SDLT for the purchase of a second home. For example, if a homeowner bought a second home in Newton Aycliffe for the average price of £129,500 the SDLT would be £6,475.00.

Newton Aycliffe conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Newton Aycliffe

New build site

The potential risks of leasehold property ownership are a source of anxiety for leasehold property purchasers. The many potential complications lying in wait for an uninformed buyer include increasing ground rents, unreasonable lease extension premiums and sinking fund issues.

Incomplete leasehold information, delivered by an inexperienced lawyer, could have serious financial consequences.

A specialist conveyancing solicitor in Newton Aycliffe will address aspects of leasehold, e.g. leaseholder/freeholder disputes, service charges and whether they have been collected and reviewing the lease itself (some documents can be centuries old).

Quittance Conveyancing's leasehold conveyancing solicitors will make sure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Newton Aycliffe?

New build site

The average purchase price of Newton Aycliffe new build homes is £136,586. 5 brand new homes have been bought in Newton Aycliffe in 2018 so far.

A new-build conveyancing solicitor in Newton Aycliffe must be well-versed in Newton Aycliffe-specific considerations and new build's additional complexities, like ensuring that new build mortgage conditions are met and ensuring that the contract is in the buyer's favour.

Our highly qualified team of conveyancers specialise in working to developer exchange timeframes and ensuring that new build contracts favour the client as much as possible.

Conservation areas in County Durham

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

These constraints, called Article 4 Directions, may include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Needing consent to alter doors and guttering

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 Newton Aycliffe's conservation areas.

Conveyancing - Selling a property in Newton Aycliffe

The legal process for a house sale is less demanding than when purchasing. When property changes hands, caveat-emptor' means that the onus is on the buyer to make sure that the title of the property is legally sound and meets their mortgage lender's criteria.

On the other hand, when selling, conveyancing solicitors in Newton Aycliffe acting for the vendor for the most part just answer the buyer's solicitor's questions.

Why do sales fall through?

Common hurdles, such as a historical dispute with a freeholder, can seriously frustrate the conveyancing process.

Property specialists will generally advise to sellers that they tackle such issues head on.

Further reading:

Read more helpful advice for sellers here.

Selling a leasehold property

The legal work for a leasehold property is much more complicated than it is for a freehold home.

Conveyancing solicitors in Newton Aycliffe will also carry out additional work, including getting an up-to-date service charge statement, through to details of any deed of variation.

To accelerate the handling of the leasehold work, it is strongly advised that you instruct a lawyer with leasehold experience as soon as an estate agent is chosen.

What if you are already acting for the other side?

Solicitors Regulation Authority (SRA) rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale. A CLC-regulated conveyancer, however, can act for both sides.

If you are buying or selling a home in Newton Aycliffe, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a property solicitor firm in Newton Aycliffe to carry out your conveyancing.

Local Newton Aycliffe conveyancing solicitor directory

  • Her Majesty's Courts Service (County of Durham), Justices Clerk, The Magistrates Court, Central Avenue, Newton Aycliffe, County Durham, DL5 5RT
  • Hewitts, Suite 5, Avenue House, 1st Floor, Greenwell Road, Newton Aycliffe, County Durham, DL5 4DH

Conveyancing - Remortgaging a property in Newton Aycliffe

The most common reason homeowners remortgage a home is to reduce the monthly repayments. Other reasons to consider remortgaging include releasing capital, or the current mortgage deal coming to an end.

Homeowners can benefit from a lower rate sooner with a more efficient conveyancing solicitor in Newton Aycliffe, accelerating the time taken to complete the process. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in getting on to the rate you want.

A property lawyer will act for both you and your new lender to ensure the interests of the lender are covered.

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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