Updated: October 12, 2018

South Shields conveyancing solicitor fees

No Move, No Fee conveyancing in South Shields

Conveyancing solicitor fees are what you pay conveyancing solicitors in South Shields for the legal work for a home sale or purchase.

Do South Shields conveyancing solicitors work on a fixed fee basis?

Our conveyancing solicitors work on a fixed No Sale, No Fee conveyancing basis with no hidden extras, unlike some other conveyancing solicitors in South Shields who work on a fees per hour basis. Your quote will set out all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs in addition to conveyancing fees?

You will need to budget for 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as Land Registry fees or managing agent fees.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in South Shields cost?

South Shields conveyancing solicitor fees should not vary, wherever you are buying or selling in the UK. However, the costs of certain disbursements can vary. For example, specific extra searches, such as transport searches, may be necessary and Local Authority (LA) Search fees will vary.

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

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

Conveyancing - Buying a property in South Shields

The legal work for a home purchase requires the South Shields conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from defective property title to issues impacting on the future saleability of the home.

The property lawyer will report their findings back to the purchaser and their lender, deal with any legal problems and confirm that the legal title passes to the new owner.

The following examines those parts of the legal process for conveyancing solicitors in South Shields necessitating a deeper level of knowledge.

Your South Shields conveyancing solicitor must be lender-approved

Regardless of whether your mortgage is with a less common lender like New Street Mortgages or a large lender such as Barclays Bank, before you choose a conveyancing solicitor in South Shields it is critical that you make sure that they are on the approved solicitor panel of your lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some lenders will only work with a select panel of law firms.

In this case, the lender will require an alternative law firm to complete the legal work, and you will be expected to pay this substitute solicitor's costs. This means the transaction could be delayed.

Neglecting to check the lender panel membership of your lawyer can result in serious delays.

Quittance Conveyancing can perform the conveyancing for all lenders.

Searches (South Tyneside Metropolitan Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are applied for by South Shields conveyancing solicitors to help to identify any pertinent information that might affect how much the property you intend to buy will be worth.

Lenders also usually require a list of searches to be submitted. These include:

Local Authority (LA) searchexposes issues like road schemes that could affect the property
Drainage & Water searchdescribes water mains and sewers, and confirms if these are privately maintained
Environmental searchenvironmental issues that could adversely affect the property
Chancel repair liabilitydescribes the insurance to protect against any liability owed by South Shields properties for local parish repairs.

More specific searches, such as a Crossrail search or a more detailed plan search, may also be referred to following the initial searches.

Property purchasers will have to endure a wait of up to 8 weeks for conveyancing searches delivered by South Tyneside Metropolitan Borough Council, so it will be worthwhile to use a quicker private search company.

Planning searches

The conveyancing solicitor acting for the buyer will request an 'Official Copy of the Title Register' from HMLR. This will help to highlight any potential issues, for example the title plan showing only very general boundaries or neighbours' rights of access.

South Tyneside Metropolitan Borough Council Council Tax

The council tax paid by a homeowner is based on various factors such as the size and layout of the property and the value of the property. E.g. a property in the South Tyneside Metropolitan Borough Council area in Band B would pay £1,321 per annum.

A conveyancing solicitor in South Shields will inform the buyer of the home's council 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 £990.

Other discounts and exemptions may also apply, e.g. where the home is empty or unfurnished for a maximum of 60 days or where the property (land) is a boat mooring or caravan pitch. The Valuation Office Agency assess bandings for new build properties, and where the owner has requested a revaluation.

Band South Tyneside Metropolitan Borough Council Tax (2018)
A £1,132
B £1,321
C £1,509
D £1,698
E £2,075
F £2,452
G £2,830
H £3,396

Are you about you buy a home in the wrong council tax band?

To challenge your banding contact:

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

In the 2016/17 financial year, 20 council tax challenges were made, of which 10 resulted in a reduction.

Stamp Duty on South Shields properties

SDLT is payable by the purchaser on properties sold for more than £125k. The normal process is for the conveyancing solicitor to complete the stamp duty administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form.

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

See examples for average South Shields properties:

  Average selling price (2018 to date) SDLT
Average price £125,790 £15.80
Average price (detached) £276,125 £3,806.25
Average new build £60,212 £0.00

Stamp duty relief for first-time buyers in South Shields

Since November 2017, first-time buyers only need to pay stamp duty on residential properties valued over £300k. If you already own another residence (including outside the UK)you will be subject to a higher SDLT rate of 3%. For example, if an existing homeowner bought a second home in South Shields for the average price of £125,790 the SDLT would be £6,289.50.

South Shields conveyancing solicitors will confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in South Shields

New build site

The potential risks associated with buying a leasehold property in England or Wales are well established. The many potential traps awaiting an uninformed buyer can include overpriced managing agent packs, exponential ground rents and short leases.

Severe consequences can result from an inexperienced conveyancer's erroneous leasehold advice.

If you are planning to purchase a leasehold property, a competent conveyancing solicitor in South Shields will investigate aspects of the leasehold purchase, e.g. leaseholder/freeholder disputes, any recent demands for service charges and ground rent and checking the lease itself.

Ensure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in South Shields?

New build building site

7 new build homes have been bought in South Shields in 2018 so far, based on data from the HM Land Registry. The average price for a new build property in South Shields is £60,212.

The legal side of acquiring a new build can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in South Shields needs to be conscious of local South Shields considerations and will consider a range of issues, such as squaring developer incentives with lenders and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

Quittance Conveyancing deliver an accurate and truly impartial assessment of the legal title of the house or flat, with close attention paid to concerns like the home's subsequent marketability and excessive ground rent and service charges (where applicable).

Tyne and Wear Conservation areas

When carrying out the conveyancing for a purchase in South Shields, a conveyancing solicitor will check if the residential property is in a conservation area in South Shields. If it is, the property could be affected by certain conditions. These conditions, called Article 4 Directions, could include:

  • A prohibition on the removal of chimneys
  • Restrictions on hard standings at the front of the property
  • A prohibition 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 previous owner was responsible for the changes.

Your conveyancing solicitor will address whether your planned purchase is located one of South Shields's conservation areas.

Conveyancing - Selling a property in South Shields

The legal process for a sale of a home is much simpler than when purchasing. The buyer's solicitor will have to carry out detailed research into the property's title and other legal aspects. Conveyancing solicitors in South Shields acting for the vendor simply answers the buyer's questions.

What factors could threaten your sale?

Issues, such as having a defective lease or a problem with the roof, can seriously jeopardise the sale conveyancing process if not handled appropriately.

Don't bury your head, waiting to see if the problem is discovered. Instead, speak to an expert and deal with it as quickly as possible.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is a great deal more technical than it is for a freehold home.

South Shields conveyancing solicitors will also perform extra work, which could include requesting all relevant freeholder information, through to a copy of the building's asbestos survey (if required).

In order to resolve any leasehold issues faster, it is recommended that the seller instruct a lawyer as soon as an estate agent is chosen.

What if you are already acting for the other side?

SRA rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

You can contact a property solicitor firm in South Shields to handle your legal work, if we are acting for the other side.

Local South Shields conveyancing solicitor directory

  • Marshall Hall Levy, 63 Fowler Street, South Shields, Tyne and Wear, NE33 1NS
  • O'Neill Richmonds Law Firm Ltd, 89 Fowler Street, South Shields, Tyne and Wear, NE33 1NU
  • David Gray Solicitors LLP, 142 Fowler Street, South Shields, Tyne & Wear, NE33 1PZ
  • Hannays Solicitors and Advocates, 19 Beach Road, South Shields, Tyne and Wear, NE33 2QA
  • PGS Law LLP, Law Court Chambers, 20- 22 Waterloo Square, South Shields, Tyne and Wear, NE33 1AW

Conveyancing - Remortgaging a property in South Shields

The main reason people remortgage their home is to get a more attractive interest rate. There are any number of other reasons to think about remortgaging, such as moving from a standard variable rate (SVR) to a fixed-rate, or releasing equity.

You can benefit from a lower rate faster by using a more proactive conveyancing solicitor in South Shields, working to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

A property lawyer will act for both you and the mortgage lender to confirm the lender's investment is secured and the lender's new interest is correctly registered.

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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