Beadnell Conveyancing Quote

Buying or Selling in Beadnell – 1st Move Conveyancing Beadnell are Specialist Solicitors with Local Expertise

IIf you need a conveyancing quote in Beadnell at Kenneth Elliott & Rowe Solicitors we make buying or selling your home as painless as possible.
We strive to deliver a first class service. We specialise in dealing with matters in Beadnell. We are experienced in both sales and purchases.

  • Quote Promise – Fixed Price Conveyancing Fees
  • Proactive Lawyers – Move you faster in Beadnell
  • Recommended – by our clients
  • Our lawyers – will be dedicated to your case and help you all the way.

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For a detailed and instant specific quote please select the type of transaction and fill in the simple questions yes or no – no need to provide your name and email address to obtain an on screen quote.

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Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.

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Searches on my Conveyancing Quote

What is not included in a local authority search? There are a number of additional reports that are not covered by the standard local authority search. These include: environmental enquiries in Beadnell? (to determine a risk of flooding for example, as well as the proximity of any waste sites or potentially contaminated sites which may need a clear-up); water authority searches (which show any public sewers within the boundaries of the property which could impact upon future building or development). In certain areas additional searches such as mining searches may be advised.

I believe that the official local Searches in Beadnell will show if the land is contaminated. Is that accurate? No. Whilst it is correct that Local Authorities are now in the process of finding contaminated sites and recording these sites on registers – this is a process which will take a many years to finish. Needless to say any property entered within these areas will be difficult to sell in the future. Unfortunately these records although disclosed by any Con29 Enquiries are likely to be incomplete.

What is a a CON29DW ? A water authority search confirms to a prospective purchaser that the house they are interested in is connected to the mains water supply and mains drainage. This is particularly important in parts of Beadnell which are not built up as there may be a a private drainage system.


Why use Kenneth Elliott & Rowe Solicitors t/a 1st Move Conveyancing for your move in Beadnell?

  • At 1st Move Conveyancing we believe our fixed price quote delivers excellent value for money.
  • We are a CQS (Conveyancing Quality Scheme) accredited firm of solicitors providing conveyancing to clients in Beadnell. Our processes and procedures have been approved by the Law Society,
  • Our quote is subject to our Terms and Conditions but there are No Hidden Extras.
  • Our guide to Unknown Costs and Limitations will give you an idea on what other possible costs or expenses to budget for outside the quote for the legal fees and known disbursements.

A solicitor you can trust – with you every step of the way

⭐️⭐️⭐️⭐️⭐️ Reviews of our Service

I can only sing the praises for these Solicitors, certainly Mr. Mouzzam Yamin, who was the gentleman I dealt with, if all the other solicitors that work for this company are in the same league, then you are in very good hands. I felt that …More

Remember if the process drags on, we will not hit you with additional charges.

Our price is fixed.

General Conveyancing Tips

How long between exchange and completion? This is usually two weeks, but does not have to be. You can request a longer time if you are trading selling down and have a lot of items to get rid of. You can accelerate the process if it is your first buy. You may be able to exchange and complete on the same day. However your desire depend on what  others in the chain will comply with.

The Legal Ombudsman advises “Be wary of referrals and recommendations” There are lots of players in the conveyancing transaction; estate agents, mortgage brokers and mortgage lenders might all suggest lawyers for you to use. They may make this sound like it is essential for your matter to use these firms. Whilst some are genuine recommendations often there might be a payment relationship behind the recommendation. Ask how much your agent is being paid by the lawyer – you may be surprised at the amount – if they are properly regulated they are meant to tell you. If you want to read more about referral fees see this article from the Daily Mail. Remember that you are free to choose your own lawyer.

What are the title deeds? The title deeds are the documents showing ownership of a property. Historically these were originally paper documents – there are known as ‘unregistered title deeds’ but now the Land Registry stores evidence of the title electronically – this is referred to as a registered title. The original paper deeds are usually stored by a mortgage lender or solicitor. If these deeds are mislaid this can cause problems. Registration has been compulsory for all dealing with the land for some period now although this was brought in at different times across the country. For the time period in Beadnell you should check with your lawyer. Thankfully most deeds are now registered and cannot be lost. The cost of obtaining ‘official copies’ of the title are included in the conveyancing quote.

FAQs in Beadnell

Are you able to deal with a mortgage with Buckinghamshire Building Society in Beadnell? Yes we are on the mortgage Panel for this lender.

Are you able to deal with Lifetime ISAs? Yes we deal with Lifetime ISAs in Beadnell.

What is a first time buyer? The meaning of a first time buyer may differ from your mortgage product when considering SDLT. A first time buyer according to the the Stamp Office is an real person who has never owned an interest in any residential property in the England or anywhere else in the world and who intends to occupy the property as their main home. If you select “yes” to the “First Time Buyer” question on the conveyancing quote the correct rate will calculate for you.

What Stamp Duty if I am buying a second home in Beadnell? Buyers of additional residential properties, such as second homes and buy-to-let properties, will have to pay an extra 3% in on top of current rates of SDLT for each band for all property over £40k. If you select “yes” to the “Buy to Let/Second Owner” question on the conveyancing quote the correct rate will calculate for you.

If we are buying a maisonette what additional disbursements can we anticipate? This is one tricky area where we cannot give you all the disbursements up front in our on line quote. This is because leases vary in their requirements and also the costs charged by landlords and managing agents also vary. They can also be two parties to deal with i.e a landlords and managing agents who both charge. These charges therefore vary considerably with some leasehold purchases the fees can be as low as £10 but in extreme cases the costs charged can be around £650. This is why the government is considering regulating this area.

If we are selling a leasehold in a retirement development what additional fees can we anticipate? We cannot give you all the disbursements up front in our quote. There are going to be two potential costs. First, the costs charged by freeholder and managing agents will vary for providing responses often in a questionnaire called LPE1. The charge for this varies from company to company usually it is around £200 but is can be higher in extreme cases. Second, the lease may contains a provision for the outgoing to pay a fee to the freeholder based on a percentage of the sale price which is mainly 1% although other formula may be used. The lease will need to be checked carefully.


Need More Information on Conveyancing in Beadnell?

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About Beadnell.

Beadnell is a village and civil parish in Northumberland, England. It is situated about 4 miles (6.4 km) south-east of Bamburgh, on the North Sea coast, and has a population of 528(2001), increasing to 545 at the 2011 Census.

Containing the only west-facing harbour entrance on the east coast of England, Beadnell is a tourist base, the town consisting largely of holiday homes, with some small-scale fishing. Two large caravan sites neighbour the village, as well as a handful of campsites.

The parish church is the Anglican Church of St. Ebba (named after Saint Æbbe the Elder, founder of abbeys and daughter of King Æthelfrith), built in the eighteenth century as a chapel and rebuilt in 1860. A sixteenth-century pele tower remains as part of the public house, The Craster Arms.

Near the harbour are historic limekilns dating from 1747, which were later used for curing herring. They are now owned by the National Trust. Beadnell is within the North Northumberland Heritage Coast and the Northumberland Coast Area of Outstanding Natural Beauty. Beadnell Bay, a sandy beach stretching 2 miles (3.2 km) to the south, contains a nationally important colony of little tern and the largest mainland colony of Arctic tern in the United Kingdom. The beach was awarded the Blue Flag rural beach award in 2005.

In the summer months, the village generally attracts holiday makers and people from the caravan site which shuts down at the end of October.

There was a horse race meeting held at Beadnell in the 18th century but by 1840 it had moved to nearby Belford.

In 1902, a clock was installed at St Ebba’s church to mark the coronation of Edward VII.

Get In Touch We can start work on your matter today

You can complete the Instruct Us button on your quote and completed your contact details or call 01708 757575  and speak with Mark Sadler or email mbs@ker.co.uk and we will do the rest.


Use your Mobile Phone Call Us

You can immediately let your estate agent and mortgage company know we are acting for you.