Updated: October 12, 2018

Cirencester conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Cirencester

Conveyancing solicitor fees will be paid your Cirencester conveyancing solicitor for handling the legal work for your move.

How are Cirencester conveyancing fees calculated?

Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis with no hidden costs, unlike some other conveyancing solicitors in Cirencester who work on a fees per hour basis. Your quote will set out all fees and disbursements you will need to pay when your house or flat sale completes.

Are there any other costs?

In addition to the legal fees you will also need to budget 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 (SDLT) or ID checks.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Cirencester cost?

Conveyancing fees in Cirencester will be the same as anywhere else in the country. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. utilities searches, may be needed.

For a standard home sale or purchase, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Cirencester

There is now an obligation on a seller to disclose any property defects or disputes.

It is, however, still the duty of a Cirencester conveyancing solicitor to make enquiries about the property, report back to the purchaser and the mortgage lender (if applicable), offer practical solutions and ensure that the change of ownership is registered at the Land Registry.

This part of the article sets out useful information for homebuyers searching for conveyancing solicitors in Cirencester.

Your Cirencester conveyancing solicitor must be lender-approved

Regardless of whether you are obtaining a mortgage from Halifax, Coutts or any other lender, before choosing a Cirencester conveyancing solicitor it is essential that you check that they are approved by your mortgage lender.

Your conveyancer may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders will only work with a restricted list (called a 'lender panel') of legal firms that meet strict criteria.

If this is the case, the lender will need an alternative law firm to act in their interests, and you will usually need to pay this alternative lawyer's fees. This can push back the completion date of the purchase.

The conveyancing process could be put at risk by failing to check your property lawyer's lender panel status.

Our solicitors are approved members of all lender panels.

Property Searches (Cotswold District Council)

Property searches will be applied for by Cirencester conveyancing solicitors in order to identify any significant issues that might potentially reduce how much the property you intend to buy will be worth.

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

You will be made aware if your mortgage lender needs any additional searches, such as an HS2 search or a contaminated land report.

Cotswold District Council has a usual lead time of 7 weeks for searches, so your solicitor will instead apply for quicker personal searches.

Ensuring planning permission is in place

Your conveyancing solicitor will get official entries from HMLR, helping to evidence any planning issues, such as outbuildings lying outside the boundary or rights or restrictions on how the property may be used.

Cotswold District Council Council Tax

As a homeowner in Cirencester, 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. E.g. the occupier of a Tax Band C house in the Cotswold District Council area would pay annual council tax of £1,474.

Cirencester conveyancing solicitors will inform a purchaser of the property's tax band once 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 £1,105.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or for foreign language students.

Band Cotswold District Council Tax (2018)
A £1,105
B £1,289
C £1,474
D £1,658
E £2,026
F £2,395
G £2,763
H £3,316

What to do if you suspect your new home is incorrectly valued

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

Valuation Office Agency
Ley Court
Barnett Way

Stamp Duty on Cirencester properties

If your home costs more than £125k then you will have to pay Stamp Duty Land Tax. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Quittance's online case management system integrates with electronic filing gateway to ensure that the Stamp Duty Land Tax is settled quickly and accurately.

See stamp duty examples for homes in Cirencester:

  Average sale price (2018 to date) Stamp Duty
Average price £389,048 £9,452.40
Average price (detached) £554,145 £17,707.25
Average new build £304,315 £5,215.75

Stamp duty relief for first-time buyers in Cirencester

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you own another residence (including outside the UK)you will be subject to a surcharge of 3%. Therefore, if a homeowner in Cirencester bought a second property for the average price of £389,048 the SDLT would be £31,123.84.

Conveyancing solicitors in Cirencester will ensure the correct tax is paid.

Buying a flat? Leasehold conveyancing in Cirencester

New build site

It is risky to purchase a leasehold house or flat if you are unaware of the facts. The many potential traps lying in wait for an uninformed buyer include:

  • costly and undisclosed major works
  • exponential ground rents
  • short leases
Serious consequences can result from a solicitor's inaccurate leasehold advice.

If you intend to purchase a property with a lease, a expert conveyancing solicitor in Cirencester will investigate aspects of the leasehold purchase, including :

  • reviewing the lease itself (many leases are decades old)
  • managing agent practices
  • ground rents and service charges
  • proposed major works (Section 20 notices)

Our specialist leasehold conveyancing solicitors will ensure that you are aware of all the potential issues and costs associated with the lease.

Buying a 'New Build' property in Cirencester?

New build building site

The average price for new build homes in Cirencester is £304,315. 3 brand new homes have been bought in Cirencester in 2018 so far.

The legal side of buying a new build is more involved than any other type of conveyancing. To prevent difficulties arising a Cirencester conveyancing solicitor should be aware of local considerations and must check a range of issues, including handling reservation fees and confirming rights to use pipes and cables (e.g. phone, data, fibre, electricity).

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

Gloucestershire Conservation areas

Whether you are intending to buy a period country house or a Georgian town house, if the house is in an officially designated conservation area, your plans to develop the house might not be accepted by Cotswold District Council.

These constraints, called Article 4 Directions, could include:

  • Restrictions on replacing roof tiles
  • General restrictions governing the use of non-traditional materials
  • Limits on side or two-storey extensions

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing wall render or paint.

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

Conveyancing - Selling a property in Cirencester

The legal side of a property sale usually requires less work than for a purchase. When property changes hands, the burden lies with the purchaser to validate that the home they are buying can be mortgaged and is free from legal issues.

With a sale, conveyancing solicitors in Cirencester acting for the seller only need to answer the buyer's solicitor's formal enquiries.

What could go wrong?

A property will frequently have many legal issues (e.g. being situated on an unadopted road or not having full title) that might draw out a sale for weeks.

Don't shy away from finding a solution, waiting to see if the problem is discovered. Get advice and attempt to resolve it ASAP.

Useful reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat or house is a great deal more complex than for a freehold property.

The complexities of leasehold mean conveyancing solicitors in Cirencester must undertake additional work, for example collating all relevant freeholder information, through to details of any unresolved disputes.

To speed up the leasehold conveyancing process, it is highly recommended that you contact a leasehold specialist as early as possible.

What if Quittance conveyancers are acting for the other side?

Conveyancers regulated by the CLC can act for both sides. However, SRA rules ban the same solicitor from working on behalf of both sides in a house sale.

You could contact a local Cirencester conveyancing solicitor firm to handle your legal work, if we are acting for the other side.

Local Cirencester conveyancing solicitor directory

  • Davey Law Limited, 10-12 Dollar Street, Cirencester, Gloucestershire, GL7 2AL
  • Sewell Mullings Limited, 7 Dollar Street, Cirencester, Gloucestershire, GL7 2AS
  • Wilmot & Co Solicitors LLP, 38 Castle Street, Cirencester, Gloucestershire, GL7 1QH
  • Alison Fielden & Co, The Gate House, Dollar Street, Cirencester, Gloucestershire, GL7 2AN
  • Tanners Solicitors LLP, Lancaster House, Thomas Street, Cirencester, Gloucestershire, GL7 2AX

Conveyancing - Remortgaging a property in Cirencester

Whilst there are many reasons to consider remortgaging, people generally remortgage a home to secure a lower interest rate.

An efficient conveyancing solicitor in Cirencester can reduce the remortgage processing time, helping you get onto the lower rate earlier. With the base rate now at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can be a crucial factor in securing the rate you want.

It is vital that your property lawyer can act for your preferred mortgage lender. Our conveyancing team are on the panel for all major UK lenders. So whether you are moving to a fixed-rate mortgage with RBS or to a discounted-rate mortgage with the Dudley 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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