Updated: October 12, 2018

Cinderford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cinderford

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

How are Cinderford conveyancing fees calculated?

Some conveyancing solicitors in Cinderford will work on a price per hour basis. Some conveyancers will complete the work for a fixed fee (or 'No Move, No Fee'). Our solicitors work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote explains exactly what you will need to pay 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 the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty or managing agent information.

See: How much should conveyancing fees cost?

How much will conveyancing in Cinderford cost in total?

Cinderford conveyancing solicitor fees will not vary. However, the costs of certain disbursements can vary. As examples, specific extra searches, such as a historic mining search, may be necessary and Local Authority Search fees can vary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden fees or nasty surprises with Quittance Conveyancing. 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 Cinderford

When carrying out the legal work for the purchase of a house or flat, the Cinderford conveyancing solicitor will carry out due diligence on the property's title and report back to the purchaser and the mortgage lender (if applicable).

Once their enquiries are complete the lawyer will give advice and will deal with any legal issues and confirm that the legal title passes to the new owner.

This part of the article considers the kinds of property that may be of interest to buyers who want conveyancing solicitors in Cinderford.

Your Cinderford conveyancing solicitor must be lender-approved

Property purchasers have access to around 100 UK lenders, from a niche mortgage lender like the Manchester Building Society, to a large lender such as Yorkshire Bank. Before you instruct a conveyancing solicitor in Cinderford, whoever you choose, it is paramount that you confirm that they can represent your mortgage lender.

A lot of lenders are only happy to work with a restricted panel of law firms. If your solicitor is not on the panel of your mortgage lender, the lender will need a different solicitor firm to act in their interests.

The borrower will usually need to pay this substitute lawyer's costs, and weeks could be added to the conveyancing process.

Failing to check your lawyer's lender panel status could result in significant delays.

Our conveyancing solicitors are approved to act for all mortgage providers.

Residential Property Searches (Forest of Dean District Council)

Searches are enquiries made by Cinderford conveyancing solicitors to highlight issues affecting your planned purchase.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

Further searches, such as a more detailed flood report or an energy search, may also be referred to in the standard search results.

Property purchasers will have to endure a wait of approximately 15 weeks for Local Authority searches supplied by Forest of Dean District Council, so your conveyancer will instead use a quicker local search agent.

Planning searches

Official Entries will also be sourced from HMLR by your conveyancing solicitor. This helps to find planning issues, such as right of access issues or errors on the title plan.

Forest of Dean District Council Council Tax

As a homeowner in Cinderford, 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. For instance the occupier of a Valuation Band C house in the Forest of Dean District Council area would pay annual council tax of £1,519.

A conveyancing solicitor in Cinderford will inform a buyer of the property's band once they are made aware.

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 £1,139.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or if an occupier is a student nurse.

Band Forest of Dean District Council Tax (2018)
A £1,139
B £1,329
C £1,519
D £1,708
E £2,088
F £2,468
G £2,847
H £3,417

Is it possible to appeal?

To appeal contact:

Valuation Office Agency
Ley Court
Barnett Way
Gloucester
GL4 3RT
Gloucestershire

Owners can ask for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Cinderford properties

If the purchase price of the residential property you intend to buy is over the £125,000 threshold, you must pay SDLT. 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.

Quittance Conveyancing's case management system are fully integrated with HMRC (formerly Inland Revenue)'s electronic filing gateway.

See Stamp Duty Land Tax examples for homes in Cinderford:

  Average selling price (2017) SDLT
Average price £190,633 £1,312.66
Average price (detached) £263,398 £3,169.90
Average new build £157,037 £640.74

Stamp duty relief for first-time buyers in Cinderford

As from 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Homeowners must pay a higher rate of SDLT when buying a second home. So if a second home was bought for £190,633 then the SDLT total will be £9,531.65.

Conveyancing solicitors in Cinderford will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Cinderford

New build site

It can be risky to purchase a leasehold home if you are unaware of the facts. Ground rent multipliers, unfair clauses in the lease and reversionary interests are among the many common complications lying in wait for the unsuspecting buyer.

Incomplete leasehold information, delivered by an inexperienced property lawyer, can have serious consequences.

A good conveyancing solicitor in Cinderford will consider possible leasehold issues, e.g. :

  • reviewing the lease itself (leases can be 10's or even 100's of years old)
  • any recent demands for service charges and ground rent
  • dealing with landlords
  • residents? management company
  • notices served on the freeholder

Ensure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitor team.

Buying a 'New Build' property in Cinderford?

Building site

Based on HM Land Registry information, the average purchase price of a new build in Cinderford is £157,037. 4 new builds were purchased in Cinderford last year.

The legal side of purchasing a new build can be complicated compared to other types of conveyancing. Therefore a Cinderford conveyancing solicitor must be aware of Cinderford-specific factors and will need to investigate several key factors, including dealing with lender conditions and confirming Section 38 agreements.

Our new build team are experts in ensuring that new build contracts favour the client as much as possible and working to developer exchange timeframes.

Conservation areas in Gloucestershire

When acting for the buyer of a home in Cinderford, a conveyancing solicitor will need to check whether the property is in one of Cinderford's conservation areas. If it is, the property will be affected by specific restrictions. These restrictions, called Article 4 Directions, may include:

  • A prohibition on the removal of front boundary walls
  • Restrictions preventing the installation of VELUX windows
  • Restrictions on side or two-storey extensions

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 carried out the alterations.

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

Conveyancing - Selling a property in Cinderford

The legal work involved in a sale of a house or flat is less difficult than for a property purchase. When a house or flat changes hands, the responsibility lies entirely with the buyer to determine whether the title of the property they are buying is legally sound.

Conversely, with a sale, conveyancing solicitors in Cinderford acting for the vendor need only answer enquiries made on behalf of the buyer.

Why do sales fall through?

Homes will often come with any number of possible complications (for example parking issues or disputes) that might prevent a sale from completing on time.

In most cases, it is recommended for sellers to face these issues head on and fix them.

Further reading:

Read more conveyancing advice for sellers.

Leasehold flats

The legal work for a leasehold property is a great deal more technical than for a freehold property.

Cinderford conveyancing solicitors will also carry out additional work, for example collating an up-to-date service charge statement, through to any documentation relating to forfeiture proceedings.

It is usually counter-productive to hold off instructing a solicitor as soon as the property is marketed, if not before, to mitigate often unavoidable leasehold delays.

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

SRA regulations prevent a single conveyancing solicitor from acting on both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.

You may wish to contact a law firm in Cinderford to undertake your legal work, if a Quittance solicitor is doing the legal work for the other side.

Local Cinderford conveyancing solicitor directory

  • Pitman Blackstock White Limited, 3-5 High Street, Cinderford, Gloucestershire, GL14 2SQ
  • Gwyn James Legal Limited, 4 Berisford Court, Cinderford, Gloucestershire, GL14 2BS

Conveyancing - Remortgaging a property in Cinderford

The main reason homeowners remortgage their home is to get a more affordable interest rate. There are also other reasons to switch lenders or mortgage deals, including borrowing more to help pay for an extension, or moving from a tracker to a fixed-rate.

You will typically be able to benefit from a better rate earlier with a more proactive conveyancing solicitor in Cinderford, working to reduce the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can play a key role in getting onto your new rate as quickly as possible.

The property lawyer will act for both you and your new lender, in order to confirm the lender's interests are safeguarded.

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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