Award-winning No Move, No Fee conveyancing for Yarm home movers
By Gaynor Haliday , Oct 12, 2018
We offer guaranteed fixed conveyancing fees, and our commitment to better communication between all parties means you will always be informed about the progress of your move.
Whether you are buying, selling or remortgaging a house or flat, and need conveyancing solicitors in Yarm, our award-winning No Sale, No Fee property lawyers are here to help.
If, for whatever reason, your sale or purchase does not proceed our no sale no fee service means you will not have to pay any conveyancing solicitors' legal fees.
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Yarm's most communicative conveyancing service
According to a Veyo poll, 1 in 3 of the people who took part in the study said they were not kept updated by the [solicitor].
The official regulators of Yarm property lawyers are concerned with the sector communicating better, and the service quality charters of the Council for Licensed Conveyancers and the Law Society's 'Conveyancing Quality Scheme' highlight the required standard of communication.
In spite of this, according to a survey commissioned by the Conveyancing Association of 1,500 people, around half of consumers thought that better communication would have meant a faster completion.
Keeping you in the loop
Our team of Yarm conveyancing solicitors deliver a market-leading property legal service. We deliver to homemovers a proactive and informative service using phone, email and via our case management app, every day of the week:
- Cheapest Yarm conveyancing solicitor fees
- Open weekends - Saturday (9am-1pm)
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- View your online conveyancing file
- Regular progress updates by SMS, phone and email
- Your conveyancer's personal extension numbers
Updated: October 12, 2018
Yarm conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Yarm
Conveyancing solicitor fees are paid your Yarm conveyancing solicitor for the legal work associated with buying or selling a property.
Do Yarm conveyancing solicitors work on a fixed fee basis?
Our conveyancing 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 Yarm who offer services on a cost per hour basis. Your quote sets out all fees and other costs you will be charged when your sale or purchase completes.
Are there any other costs?
In addition to the solicitor's conveyancing fees you will also have to pay for 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Stamp Duty Land Tax or landlord's notice fees.
How much will conveyancing in Yarm cost in total?
Though conveyancing fees in Yarm will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, council search fees will vary and specific extra searches, e.g. transport searches, may be necessary.
With Quittance, there are absolutely no hidden costs. For a standard conveyancing transaction, the conveyancing fee we quote is the fee you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Yarm
A seller is now required to disclose issues that could affect the value or enjoyment of their property to the prospective buyer.
It is, however, still the duty of the Yarm conveyancing solicitor to investigate the property, so that they can feed the results of their enquiries back to the buyer, offer pragmatic solutions and confirm that the legal title passes to the new owner.
The content below offers advice for buyers looking for conveyancing solicitors in Yarm.
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- Conveyancing solicitors in County Durham
Your Yarm conveyancing solicitor must be lender-approved
Before instructing a Yarm conveyancing solicitor, it is critical that you make sure that they can act for your mortgage lender, whether you are getting a mortgage from Lloyds Bank, the Family Building Society or any other lender.
Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some lenders only accept a restricted group of legal firms that match certain criteria.
In this case, the lender will likely require a second legal firm to act in their interests, and you will usually need to pay this substitute lawyer's fees. This can mean the process takes much longer.
Quittance Conveyancing are approved members of all lender panels.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Stockton-on-Tees Borough Council searches and other searches
Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to a number of authorities by Yarm conveyancing solicitors to give details about the home you want to buy.
Searches are primarily carried out to satisfy mortgage conditions, usually including the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
You will be told if your lender requires any further searches, e.g. a tin mining search or an agricultural search.
The average delivery time for Residential property searches obtained from Stockton-on-Tees Borough Council is 7 weeks. A private search company will be able to provide this information sooner.
Checking planning status
Official Entries (or 'office copies') will also be obtained from the Land Registry by the homebuyer's conveyancing solicitor, helping to evidence any potential issues. These issues could include neighbours' rights of access or outbuildings missing from the title plan.
Stockton-on-Tees Borough Council Council Tax
As a homeowner in Yarm, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Tax Band E, for example, would owe annual council tax of £2,274.
A conveyancing solicitor in Yarm will inform the purchaser of the home'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 £1,706.
Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if the property is owned by a charity and is unoccupied.
|Band||Stockton-on-Tees Borough Council Tax (2018)|
Can I challenge my valuation?
A property owner can also ask for their property to be reassessed. If the valuation is revised down, they may be entitled to a refund. Contact the VOA for more information on how to challenge your tax band:
Valuation Office Agency
St. Marks House
St. Marks Court
Stamp Duty on Yarm properties
The buyer's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.If you are buying a property in England, Wales or Northern Ireland then you will usually need to pay stamp duty.
Quittance use smart case management systems to make sure that mistakes are not made on the stamp duty process.
The following table illustrates Stamp Duty Land Tax examples for average properties in Yarm:
|Average selling price (2018 to date)||Stamp Duty|
|Average price (detached)||£337,900||£6,895.00|
|Average new build||£257,495||£2,874.75|
Stamp duty relief for first-time buyers in Yarm
In 11/17, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k.
Yarm conveyancing solicitors should ensure the right tax is paid.
Buying a flat? Leasehold conveyancing in Yarm
It is rarely a good idea to buy a leasehold house or flat if you are unaware of the implications. The numerous common problems lying in wait for an uninformed purchaser include:
- overpriced managing agent packs
- doubling ground rents
- excessive freehold premiums
A specialist conveyancing solicitor in Yarm will consider potential leasehold issues, e.g. service charges, unexpired lease terms and absent freeholders.
Make sure that you are fully-informed regarding your planned purchase thanks to our specialist leasehold conveyancing solicitors.
Buying a 'New Build' property in Yarm?
The average sale price of new builds in Yarm is £257,495. 2 new build properties have been bought in Yarm in 2018 so far.
Purchasing a new build property is generally more complex than 'standard conveyancing'. To prevent difficulties arising a Yarm conveyancing solicitor must be aware of Yarm-specific considerations and should check a range of issues, including working to tight developer deadlines and handling withdrawal under the Consumer Code for Housebuilders.
Quittance Conveyancing deliver an expert assessment of the legal status of the property, scrutinising contract concerns ranging from the home's subsequent mortgageability to sharply increasing ground rent and service charges (where applicable).
Conservation areas in County Durham
If you are purchasing a property in a conservation area in Yarm, the property must be compliant with any local conservation area constraints. Called Article 4 directions, these restrictions could include:
- Restrictions on the addition of a porch
- Possible restrictions on joinery colour choices
- Restrictions on extensions even if within Permitted Development rights
The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, even if the changes were made by the previous owner.
Parts of Yarm lie within a Stockton-on-Tees LPA-governed conservation area. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Yarm.
Conveyancing - Selling a property in Yarm
The conveyancing process on a property sale is less complicated than for a purchase. For a house purchase, the burden lies with the purchaser to determine whether the title of the property they are buying does not have any legal issues.
When selling, conveyancing solicitors in Yarm acting for the seller need only respond to the purchaser's enquiries.
What measures can you take to minimise the risk of your sale falling through?
Hurdles, like excessive ground rent or being situated on an unadopted road, can seriously slow or frustrate the conveyancing process if ignored.
Don't ignore the issue in the hope that any issues won't be spotted. Get advice, face the issues head on, and find a solution ASAP.
- Noisy neighbours? What to do before selling your home
- Noisy neighbours? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
Read more sale conveyancing articles here.
Leasehold conveyancing for a sale
The legal work for a leasehold flat or house is a great deal more complicated than it is for a freehold home.
Conveyancing solicitors in Yarm will also carry out additional work, for example getting the last 3 years' service charge accounts, through to ensuring that leasehold forms are completed.
It is usually counter-productive to hold off instructing a property lawyer as soon as the property is marketed, if not before, to reduce leasehold-related delays.
Can your conveyancing solicitors act for the buyer and the vendor in one transaction?
SRA rules prevent the same 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 sides.
You could instruct a property solicitor firm in Yarm to carry out your legal work, if we are acting for the other side.
Local Yarm conveyancing solicitor directory
- Merritt & Company, The Manor House, 83 High Street, Yarm, Cleveland, TS15 9BG
- Key Legal (North East) Limited, Carleton House, Carleton Terrace, Yarm, Cleveland, TS15 9AW
Conveyancing - Remortgaging a property in Yarm
People remortgage a home for a variety of reasons, including extending the mortgage term, or wanting a more flexible mortgage. The most common reason, however, is to reduce the monthly repayments.
An efficient conveyancing solicitor in Yarm will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in securing the rate you want.
The property lawyer will need to act for both you and your new lender to make sure the interests of the lender are covered.
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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