Award-winning No Move, No Fee conveyancing for North Shields home movers
By Gaynor Haliday, Legal researcher
Updated: October 12, 2018
Every year our no sale - no fee property lawyers help property buyers and sellers looking for conveyancing solicitors in North Shields and across Tyne and Wear.
With 100% fixed conveyancing fees and a commitment to proactive communication between all parties, our team understand what will make the biggest difference to your move.
Our no move no fee service means should your move not proceed, even if you decide to pull out, you won't have to pay any conveyancing solicitors' fees.
North Shields's most communicative conveyancing service
Unresponsive conveyancer communication is one of the most stressful parts of the whole home moving process.
The customer service charters of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are particularly focused on resolving the issue of sub-standard conveyancing solicitor communication.
Despite attempts by the Solicitors Regulation Authority to address the issue, inadequate communication is one of the most common sources of complaints made against property lawyers.
Quittance Conveyancing's team of North Shields conveyancing solicitors aim to provide an informative and proactive conveyancing service using your preferred method of communication, 7 days a week:
- Best North Shields conveyancing solicitors fees
- Powerful case handling technology
- Proactive updates by SMS, phone and email
- Your conveyancer's personal extension numbers
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
North Shields conveyancing solicitor fees
No Move, No Fee conveyancing in North Shields
Conveyancing solicitor fees are the charges you pay conveyancing solicitors in North Shields for the legal work involved in moving home.
Do North Shields conveyancing solicitors work on a fixed fee basis?
Quittance's conveyancing solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in North Shields who will work on an hourly rate. Your quote will explain all fees and other costs you will be charged when your house or flat sale completes.
Are there any other costs in addition to conveyancing fees?
On top of the conveyancing fees you will also have to cover any 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as managing agent information or HMLR fees.
How much will the total conveyancing fees in North Shields cost?
Conveyancing fees in North Shields should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a Coal Authority search, may be necessary and Local Authority (LA) Search fees will vary.
For a standard sale or purchase, what we quote is the fee you pay. With Quittance Conveyancing, there are absolutely no hidden costs. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here
Conveyancing - Buying a property in North Shields
In carrying out the legal work for a home purchase, a North Shields conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and deliver their report on title to the purchaser.
Following their enquiries the solicitor will offer professional advice and will deal with any legal problems and ensure that the change of ownership is registered at the Land Registry.
The following discusses the aspects of the buying process for conveyancing solicitors in North Shields where greater expertise is essential.
- Conveyancing solicitors in Gateshead
- Conveyancing solicitors in Newcastle Upon Tyne
- Conveyancing solicitors in South Shields
- Conveyancing solicitors in Sunderland
- Conveyancing solicitors in Tynemouth
- Conveyancing solicitors in Tyne And Wear
Your North Shields conveyancing solicitor must be lender-approved
Irrespective of whether your mortgage is with a major lender like Halifax or a less common lender such as the Hinckley and Rugby Building Society, before you choose a North Shields conveyancing solicitor you need to check that they are on the panel of your lender.
Many banks and building societies are only happy to work with a selected list (known as a 'panel') of firms that match certain criteria. If a conveyancer is unable to act for your lender, the lender will require a second law firm to complete the legal work.
The purchaser will then have to cover this substitute lawyer's fees, and the conveyancing process can take much longer.
Our conveyancing solicitors are approved to act for all mortgage lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
North Tyneside Council searches
Searches are questions submitted to public bodies by North Shields conveyancing solicitors to provide information about your planned purchase.
Mortgage lenders almost always need conveyancing searches to be obtained. Required searches will include:
- Local Authority (LA) search - exposes issues like road schemes 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 - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
More specific searches, such as a more detailed flood report or a commons registration search, may also be recommended subject to the outcome of the initial searches.
North Tyneside Council has an average processing time of 4 weeks for conveyancing searches, so personal (as opposed to official) searches will be faster.
Finding planning permissions
Official Entries will also be applied for from the Land Registry by your conveyancing solicitor, helping to evidence any potential issues. These issues could include the breach of a restrictive covenant or the title plan showing only very general boundaries.
North Tyneside Council Council Tax
The council tax paid by a homeowner is based on a variety of factors that include the size of the home and the property's value as at 1 April 1991. For instance for an average Tax Band E property in North Shields, the tax would be £2,093.
North Shields conveyancing solicitors will inform the purchaser of the property's tax band once 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 £1,570.
Other discounts and exemptions could also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property is occupied solely by students.
|Band||North Tyneside Council Tax (2018)|
Is it possible to appeal?Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
Eagle Star House
Newcastle Upon Tyne
Tyne and Wear
A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, and 20 were upheld and refunds awarded.
Stamp Duty on North Shields properties
The buyer's conveyancing solicitor will ensure that the Stamp Duty Land Tax is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If your home costs more than £125,000 then you will have to pay stamp duty.
Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use case management system to ensure that SDLT is paid immediately after completion.
See SDLT examples for homes in North Shields:
|Average sale price (2017)||Stamp Duty|
|Average price (detached)||£338,016||£6,900.80|
|Average new build||£130,817||£116.34|
Stamp duty relief for first-time buyers in North Shields
Relief is available on home purchases below £300,000 for first-time buyers. If you are buying a second home for more than £40,000 then you will have to pay a 3% surcharge. So if a second property was bought for £185,862 then the SDLT total will be £9,293.10.
North Shields conveyancing solicitors will confirm an accurate calculation is made.
Buying a flat? Leasehold conveyancing in North Shields
It is not recommended to buy a leasehold home without being aware of the facts. Numerous technical obstacles may be awaiting an uninformed buyer, such as unpaid service charges by the existing leaseholder and ground rent multipliers.
If you are planning to purchase a house or flat with a lease, a experienced conveyancing solicitor in North Shields will investigate aspects of the leasehold purchase, e.g. :
- reviewing the lease itself (leases can be 10's or even 100's of years old)
- service charge records from the last three years
- managing agent practices
- the implications of the remaining length of the lease
Our leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.
Buying a 'New Build' property in North Shields?
The average cost of North Shields new build properties is £149,975, (HM Land Registry figures). 1 brand new homes have been bought in North Shields in 2018 so far.
A new-build conveyancing solicitor in North Shields must be well-versed in both local North Shields factors as well as the extra complexities associated with new build, like ensuring that the contract is in the buyer's favour and dealing with lender conditions.
Our new build conveyancing team are specialists in meeting short developer deadlines and ensuring that new build contracts favour the client as much as possible.
Conservation areas in Tyne and Wear
Whether you are a fan of Edwardian, Victorian or Tudor-style architecture, purchasing property in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area restrictions will affect your residential property.
These building controls, referred to as Article 4 Directions, may include a wide range of constraints from restrictions preventing the addition of frontal sloping rooflights, to general restrictions governing the use of unsympathetic materials.
If a property is in breach, the local planning authority could order you (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.
Your conveyancing solicitor will address whether your planned purchase is located one of North Shields's conservation areas.
Conveyancing - Selling a property in North Shields
The legal work involved in a property sale is much simpler than when buying. When property changes hands, the responsibility is on the buyer to confirm that the house or flat is mortgageable and is (or can be) registered at the Land Registry.
In contrast, for a sale, conveyancing solicitors in North Shields acting for the vendor just answer the buyer's solicitor's questions.
What could go wrong?
Properties will frequently have a series of possible issues (e.g. chancel repair liability) which may slow or frustrate a sale.
Property experts usually advise that sellers tackle such issues head on.
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
For more conveyancing advice for sellers click here.
The conveyancing process for a leasehold flat is quite a lot more time-consuming compared to a freehold house.
North Shields conveyancing solicitors will also need to carry out additional work, which could include getting managing agent information, through to ascertaining if a license to assign is required.
Vendors should instruct a lawyer as early in the process as possible, and ideally before marketing the property, to reduce leasehold-related delays.
Can Quittance conveyancers act for both parties?
SRA rules ban the same solicitor from working on behalf of both sides in a property sale and purchase. However, CLC-regulated conveyancers, can act for both parties.
If you are buying or selling a North Shields property, and a Quittance solicitor is acting for the other side, you could contact a property solicitor firm in North Shields to carry out your legal work.
Local North Shields conveyancing solicitor directory
- Brown Holliday & Clements, 50 Howard Street, North Shields, Tyne and Wear, NE30 1PD
- Hadaway & Hadaway Solicitors LLP, 58 Howard Street, North Shields, Tyne and Wear, NE30 1AL
- Kidd Spoor Taylor, 25 Northumberland Square, North Shields, Tyne and Wear, NE30 1PW
- O'Neill Richmonds Law Firm Ltd, 51-52 Howard Street, North Shields, North Shields, Tyne and Wear, NE30 1AP
- The Associate Law Firm Limited, North Tyneside Business Centre, Howard House, 54 Saville Street, North Shields, Tyne and Wear, NE30 1NT
Conveyancing - Remortgaging a property in North Shields
Saving money on a better rate is generally why people opt to remortgage. There are other reasons, such as fixing the mortgage on a new discounted rate, or consolidating loan repayments.
Homeowners can appreciate the benefits of a lower rate faster by using a more efficient conveyancing solicitor in North Shields, minimising the time taken to complete the conveyancing. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting on to the rate you want.
It is vitally important that the property lawyer carrying out the remortgage can act for your chosen lender. Quittance Conveyancing are on all major UK lenders' panels, so whether you are changing to an offset mortgage with Bradford & Bingley or to a two-year discount with the Market Harborough Building Society, our remortgage team can assist.
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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