Updated: October 12, 2018

Wallsend conveyancing solicitor fees

No Move, No Fee conveyancing in Wallsend

Conveyancing solicitor fees are the costs you pay to your Wallsend conveyancing solicitor for the legal work associated with buying or selling a property.

How are Wallsend conveyancing fees calculated?

Some conveyancing solicitors in Wallsend carry out the legal work on a cost per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. We work on a fixed No Sale, No Fee basis, with no hidden costs. Your conveyancing quote will set out exactly what you will need to pay when your sale or purchase completes.

Are there any other costs?

In addition to the legal fees you will also have to pay for 'disbursements'.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as managing agent information or Stamp Duty.

See: A guide to all conveyancing fees

How much will conveyancing in Wallsend cost in total?

Although conveyancing fees in Wallsend will be the same as anywhere else in the country, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.

There are no hidden costs or nasty surprises with Quittance. 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 Wallsend

Under recent changes to English and Welsh property law, a seller must reveal any issues concerning their property to the buyer and the estate agent.

It is, however, still the duty of a conveyancing solicitor in Wallsend to carry out due diligence on the property, report back to the purchaser and the mortgage lender (if applicable), make practical suggestions and ensure that the full legal ownership is transferred.

This section examines elements of the buying process for conveyancing solicitors in Wallsend where a deeper understanding of the legal technicalities is essential.

Your Wallsend conveyancing solicitor must be lender-approved

Before selecting a Wallsend conveyancing solicitor, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are obtaining a mortgage from TSB, the Market Harborough Building Society or any other lender.

Quite a few banks and building societies will only accept a selected list (their 'panel') of firms that match certain criteria. If a conveyancer is unable to act for your chosen lender, the lender will probably require a different solicitor firm to carry out the legal work.

You will then have to cover this alternate lawyer's costs and significant delays to your move could occur.

Serious delays can occur if you fail to check your conveyancing solicitor's lender panel status.

Our conveyancing solicitors can act for all mortgage providers.

Property Searches (North Tyneside Council)

Residential property searches are questions submitted to a number of authorities by Wallsend conveyancing solicitors to give details about your new home.

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

More pertinent searches, such as a highways authority search or a ground stability report, may also be recommended in the standard searches.

North Tyneside Council has an approximate delivery time of 4 weeks for conveyancing searches. In these circumstances, faster personal searches will be recommended.

Planning documents

Office copies will also be applied for from HMLR by the conveyancing solicitor acting for the buyer. This will help to expose any issues. These issues could include limits on the development of the property or discrepancies between the property boundaries and the title plan.

North Tyneside Council Council Tax

Council tax is calculated by North Tyneside Council on property value and the number of people living in the property. E.g. for an average Valuation Band E residential property in Wallsend, the amount due would be £2,093 per year.

A conveyancing solicitor in Wallsend will inform the buyer of the property's tax band as soon as they are made aware.

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 £1,570.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the resident is living in long term residential care.

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

Is it possible to reduce my council tax band?

The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Eagle Star House
Regent Centre
Newcastle Upon Tyne
NE3 3TW
Tyne and Wear

Stamp Duty on Wallsend properties

The current Stamp Duty Land Tax threshold is £125k. Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of buyers get their property lawyer to do it for them.

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

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

  Average sale price (2018 to date) Stamp Duty
Average price £120,605 £0.00
Average price (detached) £223,150 £1,963.00
Average new build £256,975 £2,848.75

Stamp duty relief for first-time buyers in Wallsend

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following a change in April 2016, a 3% stamp duty surcharge is applied for purchases of additional property. E.g. if a second property was bought for £120,605 then the stamp duty including the surcharge would be £3,618.15. .

Conveyancing solicitors in Wallsend will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Wallsend

New build site

Recent media reports have suggested that over 100,000 homeowners in the UK face property leases with unreasonable terms. Unreasonable ground rents, restrictions on the use of the property and unreasonable managing agent fees are among the frequent complications lying in wait for an uninformed purchaser.

Bad or incomplete leasehold advice, from an inexperienced conveyancing solicitor, could lead to serious consequences.

A expert conveyancing solicitor in Wallsend will consider possible leasehold issues, e.g. leases approaching 80 years remaining, any recent demands for service charges and ground rent and reviewing the lease.

Our team of leasehold conveyancing solicitors will make sure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Wallsend?

House being built

2 new builds have been bought in Wallsend in 2018 so far, (Land Registry figures). The average price for Wallsend new build properties is £256,975.

A new-build conveyancing solicitor in Wallsend needs to be conscious of local considerations and new build-specific issues, such as liaising with the builder's onsite sales team, checking that any contracts allow for future 'common parts' maintenance and checking new build warranties with warranty providers, including NHBC Buildmark, Premier Guarantee? and Build Assure.

Our highly qualified team of new build conveyancers specialise in working to developer exchange timeframes and helping new build purchasers obtain the best possible terms.

Conservation areas in Tyne and Wear

Your conveyancing solicitor will confirm whether the house you are intending to buy is in a conservation area in Wallsend. If it is, the property could be affected by certain restrictions. These conditions, called Article 4 Directions, could include limitations on skylights, restrictions on the erection of outbuildings or restrictions on the addition of flues and soil vent pipes.

If a property is in breach, the local council can instruct the owner to 'undo' the recent changes, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Wallsend

The conveyancing process on a sale of a home is generally simpler than for a property purchase. The buyer must carry out an investigation on your home, whereas conveyancing solicitors in Wallsend acting for the seller mostly just collects all documents and information relating to the property and responds to enquiries made by the buyer's solicitor .

What could put the sale process at risk?

Common hurdles, such as complexities where there is a 'share of freehold', can easily prolong a transaction.

You shouldn't bury your head in the sand as solicitors are trained to unearth any such issues - a better course of action will be to seek out professional help and work to resolve it proactively.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

The conveyancing process for a leasehold flat is quite a lot more involved than for a more straightforward freehold house.

Conveyancing solicitors in Wallsend will also carry out additional work, which could include getting the latest service charge accounts, through to a copy of the insurance policy schedule.

It is highly recommended that you instruct a leasehold specialist as early in the process as possible, potentially before putting the property on the market, to ensure any legal complexity is correctly handled.

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

SRA rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase. Conveyancers who are regulated by the CLC, however, can act for both parties.

If you are buying or selling a Wallsend property, and one of our conveyancing solicitors is acting for the other side, you can contact a property solicitor firm in Wallsend to handle your legal work.

Local Wallsend conveyancing solicitor directory

  • Hay & Kilner LLP, Hay & Kilner, 16 High Street West, Wallsend, Tyne and Wear, NE28 8HU
  • Brennans Hucknall Limited, 44-52 Station Road, Wallsend, Tyne and Wear, NE28 6TB
  • Paul Dodds Law, 70 High Street East, Wallsend, Tyne and Wear, NE28 7RH
  • Kyles Legal Practice Ltd, The Town Hall Business & Conference Centre, High Street East, Wallsend, Tyne and Wear, NE28 7AT
  • Newcastle Building Society, 1 Cobalt Park Way, Cobalt Business Park, Wallsend, Tyne and Wear, NE28 9EJ

Conveyancing - Remortgaging a property in Wallsend

Saving money on a better rate is primarily why homeowners remortgage. There are other reasons, such as releasing funds to help pay for home improvements, or fixing the mortgage on a new discounted rate.

You should be able to enjoy a lower rate sooner by using a more efficient conveyancing solicitor in Wallsend, accelerating the time taken to complete the process. With possible rate rises on the horizon, fast conveyancing can be a crucial factor in securing your preferred rate.

It is crucial that the property lawyer carrying out the remortgage can act for the new bank or building society. Our conveyancers are on the panel for all major lenders, so whether you are switching to a cashback mortgage with RBS or to a two-year discount with the Leeds Building Society, 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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