Updated: October 12, 2018

Spennymoor conveyancing solicitor fees

No Move, No Fee conveyancing in Spennymoor

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Spennymoor for the legal work associated with moving home.

How are Spennymoor conveyancing fees calculated?

Our solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Spennymoor who carry out the legal work on an hourly-rate basis. Your quote will set out what you will be charged when your sale or purchase goes through.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Spennymoor cost?

Though conveyancing fees in Spennymoor will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a historic mining search, may be necessary.

For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. 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 Spennymoor

When carrying out the legal work for a home purchase, the Spennymoor conveyancing solicitor will investigate the legal ownership rights or 'title' of the property and report back to the purchaser and the mortgage lender (if applicable).

The buyer's lawyer will offer suggestions and advice following their enquiries, deal with any legal issues and ensure that the change of ownership is registered at the Land Registry.

This section of the article considers the property types that may be of interest to buyers who want conveyancing solicitors in Spennymoor.

Your Spennymoor conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a niche lender like the Furness Building Society, to a major lender such as the Scottish Building Society. Before you appoint a Spennymoor conveyancing solicitor, whoever you choose, it is critical that you make sure that they are on the approved panel of your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some banks and building societies only accept a restricted group of legal practices that meet strict selection criteria.

Under these circumstances, the lender will require a different legal firm to complete the legal work, and you will usually need to pay this alternate solicitor's costs. Handling paperwork and correspondence with this additional party can delay the process.

Neglecting to check the lender panel status of your conveyancer could mean significant delays.

Our solicitors can carry out the legal work for all major and minor lenders.

Durham County Council searches and other searches

Searches are enquiries made of various authorities by Spennymoor conveyancing solicitors to identify issues affecting your new home.

Searches are firstly carried out to meet the mortgage lender's criteria. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your mortgage lender requires any further searches, such as a tin mining search or an agricultural search.

The average lead time for Residential property searches from Durham County Council is 14 weeks, so your solicitor will instead apply for quicker personal searches.

Finding planning permissions

Your conveyancing solicitor will get the Title Register from the Land Registry. This will help to highlight potential planning issues, such as discrepancies between the property boundaries and the title plan or limits on the development of the property.

Durham County Council Council Tax

Durham County Council calculate council tax on Spennymoor homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a residential property in the Durham County Council area in Tax Band C would pay £1,678 per annum.

Conveyancing solicitors in Spennymoor will inform a purchaser of the home's tax band after this is confirmed by the searches.

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 £1,258.

Other discounts and exemptions may also apply, for example if the property is uninhabited (for the first 60 days) or if the property is armed forces accommodation.

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

Can I dispute my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 60 council tax challenges were made. 20 were upheld and the tax was reduced. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Wycliffe House
Green Lane
Durham
DH1 3UW
County Durham

Stamp Duty on Spennymoor properties

The SDLT1 form is seven pages long, and HM Revenue & Customs fines those who delay in completing and returning it. Stamp Duty Land Tax will be due from the buyer on properties sold for more than £125k.

Quittance Conveyancing ensure that the critical SDLT1 form is completed accurately and without delay.

See table below for Stamp Duty Land Tax examples for homes in County Durham:

  Average selling price (2018 to date) SDLT
Average price £123,738 £0.00
Average price (detached) £225,412 £2,008.24
Average new build £225,269 £2,005.38
Homeowners must pay a higher rate of SDLT when buying a second home. So if a second home was bought for £123,738 then the stamp duty total will be £3,712.14.

Stamp duty relief for first-time buyers in Spennymoor

Relief is available on home purchases below £300,000 for first-time buyers with relief up to £500,000 in some areas.

Spennymoor conveyancing solicitors should ensure the right tax is paid.

Buying a flat? Leasehold conveyancing in Spennymoor

New build site

It is not recommended to purchase a leasehold home without being aware of the facts. There are numerous technical issues that could be lying in wait for the unsuspecting buyer, including:

  • overpriced managing agent packs
  • increasing ground rents
  • marriage value issues
Serious consequences can result from a less-experienced conveyancing solicitor's misguided leasehold advice.

A competent conveyancing solicitor in Spennymoor will consider potential leasehold issues, such as service charges, share of freehold complexity and managing agent or landlord enquiries.

Make sure that you are aware of all the potential issues and costs associated with the lease with our team of leasehold conveyancing solicitors.

Buying a 'New Build' property in Spennymoor?

House under construction

The average purchase price of new builds in Spennymoor is £225,269. 39 new build houses and flats have been bought in Spennymoor in 2018 so far.

Buying a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a conveyancing solicitor in Spennymoor must be aware of local issues and needs to consider a range of factors, such as handling equity loan schemes and verifying rights of easements.

Our team of new build conveyancers deliver a specialist assessment of the legal status of the property, with a close eye on concerns ranging from problematic leasehold terms to excessive ground rent and service charges (where applicable).

County Durham Conservation areas

When carrying out the legal work for a home in Spennymoor, a conveyancing solicitor will need to check whether the home is in one of Spennymoor's conservation areas. If it is, the property is affected by conditions. These conditions, called Article 4 Directions, may include anything from restrictions on the removal or addition of front boundary walls, to restrictions on the display of advertisements.

The local council can order any non-compliant alterations to a property to be changed or removed.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Spennymoor.

Conveyancing - Selling a property in Spennymoor

Conveyancing for a property sale is more straightforward than when purchasing. The purchaser has to carry out an investigation into the property's title and other legal aspects, whereas conveyancing solicitors in Spennymoor acting for the seller essentially just responds to enquiries made by the buyer's solicitor.

Why do sales fall through?

Issues, such as a historical dispute with a freeholder or not being connected to the water mains, can seriously jeopardise the sale conveyancing process.

You shouldn't bury your head in the sand, hoping the issue will fix itself - get professional advice instead and attempt to resolve it at the earliest stage.

Further reading:

Read more conveyancing advice for sellers.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is significantly more involved than for a freehold property.

Conveyancing solicitors in Spennymoor will also need to carry out additional work, and this could include applying for managing agent information, through to details of common parts management.

To accelerate the handling of the leasehold work, it is recommended that the seller instructs a leasehold specialist as soon as is practicable.

Can Quittance conveyancers act for the buyer and the vendor of the same house?

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

If you are buying or selling a home in Spennymoor, and a Quittance solicitor is doing the legal work for the other side, you can contact a local Spennymoor conveyancing solicitor firm to carry out your legal work.

Local Spennymoor conveyancing solicitor directory

  • Freeman Johnson, 11-12 Whitworth Terrace, Spennymoor, County Durham, DL16 7LD
  • Meikles Solicitors LLP, 2 Clyde Terrace, Spennymoor, County Durham, DL16 7SE
  • Evans & Co, 33 Cheapside, Spennymoor, County Durham, DL16 6QF

Conveyancing - Remortgaging a property in Spennymoor

Homeowners remortgage a home for all sorts of reasons, such as wanting to borrow more, or wanting to overpay when the lender refuses. The most common reason, however, is to get a more attractive interest rate.

A good conveyancing solicitor in Spennymoor will complete the conveyancing quickly, helping you get onto the lower rate earlier. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing your preferred rate.

A property lawyer will need to act for both you and the new lender, in order to ensure the lender's interests are safeguarded.

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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