Updated: October 12, 2018

Prudhoe conveyancing solicitor fees

No Move, No Fee conveyancing in Prudhoe

Conveyancing solicitor fees are the charges you pay your Prudhoe conveyancing solicitor for the legal work for a home sale or purchase.

Do Prudhoe conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Sale, No Fee basis with no hidden costs, unlike some other conveyancing solicitors in Prudhoe who work on a fees per hour basis. Your quote will explain 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 cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as identity verification checks or bankruptcy checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Prudhoe cost?

Whilst conveyancing fees in Prudhoe will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, specific extra searches, such as a flood plain search, may be necessary and council search fees will vary.

With Quittance Conveyancing, there are no unexpected costs or surprises in the small print. For a standard home sale or purchase, the conveyancing fee we quote is the fee 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 Prudhoe

Purchase conveyancing requires the Prudhoe conveyancing solicitor to consider a wide range of issues. Examples of such issues can range from defective property title (e.g. the title is subject to an estate contract) to a short lease (less than 70 years) affecting the future saleability of the property.

The buyer's solicitor will feed the results of their enquiries back to the buyer, help to fix or resolve any legal issues and register the title in the new owner's name.

This section of the article considers the property types that could involve extra risk for people looking for conveyancing solicitors in Prudhoe for a purchase.

Your Prudhoe conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in Prudhoe, you must confirm that they can act on behalf of your chosen lender, whether you are getting a mortgage from the HSBC, St James Place Bank or any other lender.

A lot of lenders will only work with a restricted group of legal practices. If your solicitor cannot act for your chosen lender, the lender will need a second solicitor firm to act in their interests.

The purchaser will usually need to pay this second lawyer's costs, and weeks could be added to the conveyancing process.

Not checking the lender panel status of your conveyancing lawyer could jeopardise the sale.

Our conveyancing solicitors are approved members of all lender panels.

Northumberland County Council searches and other searches

Searches are enquiries made of government bodies by Prudhoe conveyancing solicitors to identify information and potential issues affecting your new home.

Mortgage lenders typically also require conveyancing searches to be obtained. Required searches will include:

  • Local Authority search - includes the LLC1 Local Land Charge Register and CON29 Enquiry Form
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - some Prudhoe 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 more detailed flood report or a geological search, may also be referred to in the standard search results.

The average lead time for property searches provided by Northumberland County Council is 8 weeks. Your conveyancer will recommend using a faster search agent.

Planning documents

Office copies will also be ordered from the Land Registry by the purchaser's conveyancing solicitor, helping to identify any planning issues. These issues could include outbuildings missing from the title plan or rights or restrictions on how the property may be used.

Northumberland County Council Council Tax

The amount of council tax a homeowner in Prudhoe will pay to Northumberland County Council will depend on the property's value and the number of residents. The occupier of a property in Tax Band D, for example, would owe annual council tax of £1,827.

Conveyancing solicitors in Prudhoe will inform a purchaser of the property's band as soon as they are 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 £1,371.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or if the home is left unoccupied by a student.

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

Are you paying too much?

In the 2016/17 financial year, 40 council tax challenges were made, and 20 saw a reduction. To challenge your banding contact:

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

Stamp Duty on Prudhoe properties

SDLT must be paid by the buyer on properties sold for more than £125k in England and Wales.

Steep fines await those who miss the stamp duty payment deadline.

Quittance Conveyancing will complete the SDLT1 form for you at the point your purchase completes.

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

  Average sale price (2017) Stamp Duty Land Tax
Average price £164,745 £794.90
Average price (detached) £243,287 £2,365.74
Average new build £323,980 £6,199.00
Higher rates of SDLT apply to buyers of second property in the form of a 3% SDLT surcharge. For example, if a homeowner bought a second home in Prudhoe for the average price of £164,745 the SDLT would be £8,237.25.

Stamp duty relief for first-time buyers in Prudhoe

First-time buyer stamp duty relief is available on property purchases below £300,000.

Conveyancing solicitors in Prudhoe should ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Prudhoe

New build site

It can be costly to purchase a leasehold house or flat if you are unaware of the facts. Numerous technical obstacles may be awaiting an uninformed purchaser, including restrictions on the use of the property, unreasonable managing agent fees and unreasonable ground rents.

Erroneous leasehold advice, from an inexperienced property lawyer, can have costly, long-term consequences.

If you intend to buy a leasehold home, a experienced conveyancing solicitor in Prudhoe will consider potential leasehold issues, e.g. the implications of the remaining length of the lease, any recent demands for service charges and ground rent and reviewing the lease itself (leases can be 10's or even 100's of years old).

Quittance Conveyancing's specialist leasehold conveyancing solicitors will work to ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Prudhoe?

Building site

5 new build houses and flats were purchased in Prudhoe last year, according to data sourced by the Land Registry. The average cost of Prudhoe new build properties is £323,980.

Purchasing a new build property can be complicated compared to other types of conveyancing. To avoid potential problems a conveyancing solicitor in Prudhoe needs to be conscious of local Prudhoe issues and will need to report to clients on a number of issues, including dealing with delays associated with off-plan and verifying rights of easements.

Our highly qualified new build team are specialists in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.

Northumberland Conservation areas

Whether you are going to buy a period coach house or a Victorian family home, if the house is in a designated conservation area, your plans to alter the house may not be accepted by Northumberland County Council.

Called Article 4 directions, these restrictions may include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

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

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

Conveyancing - Selling a property in Prudhoe

Conveyancing for a house sale is less demanding than when purchasing. When a house or flat changes hands, the burden lies entirely with the buyer to determine whether the property's title is not legally defective.

Conversely, with a sale, conveyancing solicitors in Prudhoe acting for the vendor only need to answer any enquiries made by the buyer's solicitor.

How to improve the odds of your sale going through

A property can be burdened by problems (for example being a listed building with non-compliant alterations or missing planning regulations) that might prevent a sale from completing.

Don't ignore the issue in the hope that any issues won't be spotted, instead speak to an expert and tackle it as quickly as possible.

Recommended reading:

Read more sale conveyancing articles here.

Leasehold flats

Conveyancing for a leasehold flat is quite a lot more time-consuming than for a freehold property.

The complex nature of leasehold property means that conveyancing solicitors in Prudhoe will usually undertake extra work, and this could include collating an up-to-date service charge statement or any details of rules covering common parts that are not contained in the lease.

To reduce leasehold-related delays, it is recommended that the seller instruct a lawyer as soon as an estate agent is chosen.

What if Quittance is acting for the other side?

Conveyancers regulated by the CLC can act for both parties. However, SRA rules restrict the same solicitor from working on behalf of both sides in a property sale and purchase.

You could instruct a property solicitor firm in Prudhoe to carry out your legal work, if a Quittance solicitor is acting for the other side.

Local Prudhoe conveyancing solicitor directory

  • Caris Robson LLP, 7 Front Street, Prudhoe, Northumberland, NE42 5HJ
  • Resolution - North East Region, Caris Robson, 7 Front Street, Prudhoe, Prudhoe, Northumberland, NE42 5DQ

Conveyancing - Remortgaging a property in Prudhoe

By far the most common reason homeowners remortgage their home is to lower their monthly repayments. There are also a number of other reasons to remortgage, such as the current mortgage deal coming to an end, or funding a one-off purchase.

An efficient conveyancing solicitor in Prudhoe can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.

It is crucial that the property lawyer handling your remortgage can act for the new mortgage lender. Our conveyancing team are on all major UK lenders' panels, so whether you are switching to a 100% mortgage with Lloyds Bank or to a fixed-rate mortgage with the Yorkshire Bank, we 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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