Updated: October 12, 2018

Tynemouth conveyancing solicitor fees

No Move, No Fee conveyancing in Tynemouth

Conveyancing solicitor fees are paid conveyancing solicitors in Tynemouth for carrying out the legal work for a property transaction.

Are Tynemouth conveyancing fees and costs fixed?

Some conveyancing solicitors in Tynemouth offer services on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). We work on a No Sale, No Fee basis, with no hidden extras. Your quote will set out what you will pay when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You must cover the cost of 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 HMLR fees or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Tynemouth cost?

Conveyancing solicitor fees in Tynemouth will not vary. However, the costs of certain disbursements can vary. As examples, additional region-specific searches, such as a flood plain search, may be needed and council search fees will vary.

For a standard sale or purchase, the fees we quote are the fees you pay. With Quittance, there are absolutely no hidden costs. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Tynemouth

Under recent changes to English and Welsh property law, a seller should disclose defects or disputes to their estate agent and to the purchaser.

It remains, however, the duty of a conveyancing solicitor in Tynemouth to carry out due diligence on the property, report back to the purchaser and the mortgage lender (if applicable), deal with any legal problems and ensure the title is transferred to the new owner.

This part of the article considers the kinds of property that could involve extra risk for people who want conveyancing solicitors in Tynemouth for a purchase.

Your Tynemouth conveyancing solicitor must be lender-approved

Before selecting a Tynemouth conveyancing solicitor, it is essential that you check that they are approved by your mortgage lender, whether you are getting a mortgage from the Holmesdale Building Society, Halifax or any other 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 select panel of law firms that meet strict criteria.

Under these circumstances, the lender will need an alternative legal firm to act in their interests, and you will usually need to pay this second solicitor's fees. The additional work can mean the process takes much longer.

Failing to check the lender panel membership of your solicitor could result in serious delays.

Quittance Conveyancing can act on behalf of all banks and building societies.

Property Searches (North Tyneside Council)

Property searches are questions asked of various bodies by Tynemouth conveyancing solicitors to give details about your planned purchase.

Banks and building societies almost always need property searches (sometimes referred to as 'conveyancing searches') to be purchased. These include:

Local Authority (LA) searchcovers the details of planning applications, decisions and the enforcement of breaches or violations.
Drainage & Water searchcovers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

You will be informed if your lender wants any additional searches, e.g. a radon gas search or a mining search.

The average delivery time for searches supplied by North Tyneside Council is 4 weeks, so your solicitor will instead apply for quicker personal searches.

Planning searches

The conveyancing solicitor acting for the buyer will also obtain official entries from the Land Registry. This will help to identify planning issues. These issues could include a difference between the agent's floorplan and the title plan or restrictive covenants governing the use of the property.

North Tyneside Council Council Tax

North Tyneside Council calculate council tax on Tynemouth homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). E.g. the occupier of a Band D home in the North Tyneside Council area would pay annual council tax of £1,713.

A conveyancing solicitor in Tynemouth will inform the buyer of the property'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 (25%) would reduce the tax due to £1,285.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate. More recently-constructed homes are assessed by the Valuation Office Agency (VOA) and allocated a council tax band.

Band North Tyneside Council Tax (2018)
A £1,142
B £1,332
C £1,522
D £1,713
E £2,093
F £2,474
G £2,855
H £3,426

Can I dispute my council tax rate?

To appeal contact:

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

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Tynemouth properties

After a house sale has exchanged and completed, the buyer's conveyancing solicitor will ensure that the SDLT is paid to HMRC.

If you are buying a house that costs over £125,000, then you will have to pay SDLT to HMRC.

Her Majesty's Revenue and Customs (HMRC) objections are avoided using the latest state-of-the-art case management system.

See examples for average local properties:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £160,860 £717.20
Average price (detached) £272,069 £3,603.45
Average new build £198,708 £1,474.16
Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the home is not rented out. Therefore, if a homeowner in Tynemouth bought a second home for the average price of £160,860 the SDLT would be £8,043.00.

Stamp duty relief for first-time buyers in Tynemouth

For first-time buyers, stamp duty is only payable on purchases over £300k.

Tynemouth conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Tynemouth

New build site

It has been recently reported that over 100,000 property owners in England face property leases with unreasonable conditions. Increasing ground rents, sub-letting restrictions and unreasonable managing agent fees are but a few of the many traps awaiting an uninformed buyer.

Serious consequences can result from an inexperienced solicitor's failure to give good leasehold advice.

If you are planning to buy a property with a lease, a good conveyancing solicitor in Tynemouth will consider potential leasehold issues, e.g. dealing with freeholders and managing agents, sometimes ancient and arcane lease documents and reserve funds.

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Tynemouth?

Building site

According to data gathered by HM Land Registry, the average sale price of Tynemouth new builds is £198,708. 132 new build homes have been bought in Tynemouth in 2018 so far.

The legal side of buying a new build requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a Tynemouth conveyancing solicitor must be aware of local factors and must look into numerous things, e.g. helping with mortgage offer extension terms and working to builders' exchange timelines.

Our highly qualified conveyancing team are experts in meeting short developer deadlines and helping the buyer get the best possible purchase terms.

Conservation areas in Tyne and Wear

Your conveyancing solicitor will need to check whether the residential property you are buying is in one of Tynemouth's conservation areas. If it is, the home will be affected by certain building controls. These conditions, referred to as Article 4 Directions, could include restrictions on the removal or addition of front boundary walls, restrictions on side or 2 storey extensions or restrictions on the addition of cladding.

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

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Tynemouth.

Conveyancing - Selling a property in Tynemouth

Conveyancing for a property sale usually requires less work than when buying. The purchaser has to carry out detailed research on the legal title of your home. In contrast, conveyancing solicitors in Tynemouth acting for the vendor effectively just collects all documents and information relating to the property and answers the buyer's questions .

What could put your property sale at risk?

Common issues, like not being connected to the water mains or complexities where there is a 'share of freehold', might endanger a sale if ignored.

It is generally advisable that vendors face any such problems head on and fix them.

Further reading:

For more conveyancing advice for sellers click here.

Leasehold flats

The legal work for a leasehold flat is a great deal more difficult than it is for a freehold home.

Conveyancing solicitors in Tynemouth must usually carry out further legal work, for example obtaining the most recent annual service charge accounts, through to details of historical insurance claims.

It is generally a good idea to contact a lawyer as soon as possible to reduce delays associated with leasehold property and, in particular, dealing with managing agents.

Can your conveyancing solicitors act for both sides?

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

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


Conveyancing - Remortgaging a property in Tynemouth

The most common reason people remortgage is to get a more attractive interest rate. There are also other reasons to consider remortgaging, for example moving from a standard variable rate (SVR) to a fixed-rate, or releasing funds to help kids get on the property ladder.

An efficient conveyancing solicitor in Tynemouth can reduce the remortgage processing time, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018), fast conveyancing can be a critical factor in securing your preferred rate.

So that they can confirm that the parties' interests are protected, the property lawyer handling your remortgage will need to act for both you and the new lender.

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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