Updated: October 12, 2018

Stockton On Tees conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Stockton On Tees

Conveyancing solicitor fees are what you pay to your Stockton On Tees conveyancing solicitor for the legal work associated with buying or selling a property.

Are Stockton On Tees conveyancing fees and costs fixed?

Some conveyancing solicitors in Stockton On Tees offer services on a price per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden extras. Your quote sets out exactly what you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like indemnity insurance or bankruptcy checks.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Stockton On Tees cost?

Though conveyancing fees in Stockton On Tees will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, specific extra searches, such as a flood plain search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are no hidden fees or nasty surprises. For standard conveyancing transactions, what 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 Stockton On Tees

Recently named in the top fifty places for people in their 20s to live, Stockton-on-Tees in County Durham is seeing existing businesses thrive and young entrepreneurs creating exciting start-up businesses.

Situated on the north bank of the River Tees its proximity to beautiful coast and countryside, an abundance of affordable housing and a year round cultural events programme make Stockton an attractive place to buy a home. Information from the Office of National Statistics suggests that a sense of well-being, good transport links and family life all add up to make this a popular town for young people to settle.

Conveyancing for home buyers

When carrying out the conveyancing for a property buyer, the conveyancing solicitor in Stockton On Tees will carry out due diligence on the title of the property and report back in detail to the buyer and the lender.

After making their enquiries the conveyancer will make recommendations and will help to fix or resolve any legal issues and ensure that the change of ownership is registered at the Land Registry.

This section provides invaluable advice for buyers searching for conveyancing solicitors in Stockton On Tees.

Your Stockton On Tees conveyancing solicitor must be lender-approved

Homebuyers have a wide selection of lenders available, from a financial institution like Whistletree, to a major lender such as Birmingham Midshires. Before you choose a Stockton On Tees conveyancing solicitor, whoever you choose, it is very important that you make sure that they are on the approved panel of your mortgage lender.

Many lenders are only happy to work with a restricted panel of firms. If a solicitor can't act for your mortgage lender, the lender will probably require a different legal firm to act in their interests.

The home buyer will then have to cover this alternative solicitor's costs and the conveyancing process could take much longer.

Neglecting to check your solicitor's lender panel status could mean serious delays.

Our conveyancing solicitors can act on behalf of all lenders.

Stockton-on-Tees Borough Council searches and other searches

Residential property searches are enquiries made of public bodies by Stockton On Tees conveyancing solicitors to help uncover relevant information about your new home.

Searches are primarily carried out to satisfy the conditions of the lender, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More specialised searches, such as a highways authority search or a more detailed environmental report, may also be advised subject to the outcome of the initial searches.

The approximate turnaround time for conveyancing searches from Stockton-on-Tees Borough Council is 7 weeks. As a result, quicker regulated searches will be recommended.

Planning searches

Your conveyancing solicitor will also order official entries from HMLR, helping to evidence any issues. These issues could include right of access issues or discrepancies with the filed plan.

Stockton-on-Tees Borough Council Council Tax

Stockton-on-Tees Borough Council calculate council tax on Stockton On Tees homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For example, for an average Tax Band B property in Stockton On Tees, the tax would be £1,447 per year.

A conveyancing solicitor in Stockton On Tees will inform the buyer of the home's council tax band after 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 £1,085.

Other discounts and exemptions could also apply, e.g. if the property is uninhabited (for the first 60 days) or if the resident is living in long term residential care.

Band Stockton-on-Tees Borough Council Tax (2018)
A £1,240
B £1,447
C £1,654
D £1,861
E £2,274
F £2,688
G £3,101
H £3,721

Can I challenge my valuation?

To challenge your banding contact:

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

A property owner can also apply for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Stockton On Tees properties

Stamp Duty Land Tax is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

Stamp Duty Land Tax will be due from the buyer on properties sold for more than £125k in England and Wales.

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

This table sets out SDLT for typical property in Stockton On Tees:

  Average selling price (2018 to date) SDLT
Average price £161,518 £730.36
Average price (detached) £254,509 £2,725.45
Average new build £214,109 £1,782.18

Stamp duty relief for first-time buyers in Stockton On Tees

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Following a change in April 2016, a higher SDLT rate of 3% is applied for purchases of additional property. E.g. if a second property was bought for £161,518 then the SDLT including the surcharge would be £8,075.90. .

Conveyancing solicitors in Stockton On Tees should confirm the right amount is calculated.

Buying a flat? Leasehold conveyancing in Stockton On Tees

New build site

The potential risks associated with purchasing a leasehold property are of serious concern. The numerous common problems awaiting an uninformed purchaser could include:

  • restrictions on the use of the property
  • unreasonable ground rents
  • sinking fund issues
  • unreasonable lease extension premiums
Serious financial ramifications can result from a less-experienced solicitor's erroneous leasehold advice.

If you intend to buy a house or flat with a lease, a good conveyancing solicitor in Stockton On Tees will consider potential leasehold issues, including :

  • reviewing the lease itself
  • dealing with landlords
  • service charges
  • plans to collectively purchase the freehold
  • sinking funds

Ensure that you are fully-informed regarding your planned purchase - You can call our leasehold conveyancing solicitor team on 0800 612 0377.

Buying a 'New Build' property in Stockton On Tees?

Building site

Based on local HM Land Registry statistics, 27 new build properties have been bought in Stockton On Tees in 2018 so far. The average price for a new build in Stockton On Tees is £214,109.

The legal work for purchasing a new build is more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Stockton On Tees should be conscious of local factors and will consider a range of issues, like handling deposits and negotiating new build contracts.

Our new build conveyancing team specialise in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.

County Durham Conservation areas

When carrying out the legal work for a home in Stockton On Tees, a conveyancing solicitor will check if the house is in one of Stockton On Tees's conservation areas. If it is, the property could be affected by specific constraints. Referred to as Article 4 directions, these constraints could include anything from restrictions on replacing windows, to restrictions on the use of cladding.

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.

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

Conveyancing - Selling a property in Stockton On Tees

The legal work involved in a sale of a home is much simpler than for a purchase. When buying, caveat-emptor' means that the onus lies entirely with the buyer to make sure that the title of the property they are buying is not legally defective.

When selling, conveyancing solicitors in Stockton On Tees acting for the existing owner only need to answer enquiries made on behalf of the buyer.

Factors that could delay or endanger the sale of your home

Properties can face a range of challenges (for example not being insurable or restrictions on how you can use the property) which could prevent a sale from completing.

Property specialists will usually recommend to vendors that they address any such problems immediately.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The conveyancing process for a leasehold property is quite a lot more time-consuming than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Stockton On Tees must undertake additional legal work, such as requesting all relevant freeholder information or a copy of the lease.

It is highly recommended that the vendor contacts leasehold-specialist property lawyer as early in the process as possible, and potentially before going on the market, to speed up the handling of the legal work.

Can Quittance conveyancers act for the buyer and the seller in a single transaction?

Conveyancers regulated by the Council for Licenced Conveyancers can act for both sides. However, Solicitors Regulation Authority rules ban a single conveyancing solicitor from acting on both sides in a property sale.

If you are buying or selling a home in Stockton On Tees, and we are acting for the other side, you may wish to contact a law firm in Stockton On Tees to carry out your legal work.

Local Stockton On Tees conveyancing solicitor directory

  • Appleby Hope & Matthews, 24a High Street, Stockton On Tees, Cleveland, TS18 1SP
  • Coles Solicitors Limited, Oriel House, Calverts Lane, Stockton On Tees, TS18 1SW
  • Chief Constable of Cleveland Police, Police Headquarters, Shared Service Centre, Ash House, 111 Acres, Princeton Drive, Thornaby, Stockton On Tees, Cleveland, TS17 6AJ
  • Core Legal Limited, Core Legal House, 12 Falcon Court, Preston Farm, Stockton On Tees, TS18 3TU

Conveyancing - Remortgaging a property in Stockton On Tees

Benefitting from a lower interest rate to reduce monthly expenses is generally why people remortgage. There are other reasons, including consolidating loan repayments, or moving from a tracker to a fixed-rate.

You can benefit from a better rate earlier with a more proactive conveyancing solicitor in Stockton On Tees, reducing the time the conveyancing takes to complete. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a critical factor in securing the rate you want.

It is critical that the property lawyer handling your remortgage can act on behalf of your preferred mortgage provider. Quittance Conveyancing are on all major lenders' panels, so no matter whether you are switching to a flexible mortgage with the Halifax or to a capped-rate mortgage with the Harpenden Building Society, our remortgage specialists 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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