Updated: October 12, 2018

Dursley conveyancing solicitor fees

No Move, No Fee conveyancing in Dursley

Conveyancing solicitor fees are what you pay to conveyancing solicitors in Dursley for the legal work associated with moving home.

How are Dursley conveyancing fees calculated?

We work on a fixed No Sale, No Fee conveyancing basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Dursley who work on a cost per hour basis. Your quote sets out all fees and other costs you will be charged when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes the conveyancing solicitor will have to pay to other organisations as part of the house-buying and selling process. These include costs like local authority searches or landlord's notice fees.

See: How much should conveyancing fees cost?

How much will the total Dursley solicitor conveyancing fees be?

Although conveyancing fees in Dursley will be the same as anywhere else in the UK, the disbursements required can vary. As examples, specific extra searches, such as a commons registration search, may be necessary and Local Authority Search fees can vary.

With Quittance, there are no hidden costs or nasty surprises. For standard conveyancing transactions, what we quote is the fee you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Dursley

Caveat emptor, (Latin for "let the buyer beware"), was the legal principle of property law in England and Wales. Since 2013, this maxim no longer applies, however, the buyer still will need to investigate the house or flat they plan to buy.

The conveyancing solicitor in Dursley will make recommendations following their enquiries, offer practical solutions and ensure that the full legal ownership is transferred.

This part of the article discusses the kinds of property which may be of interest to buyers who want conveyancing solicitors in Dursley.

Your Dursley conveyancing solicitor must be lender-approved

Property purchasers have access to a broad selection of mortgage lenders, from a large lender such as Santander, to a niche mortgage lender like Coutts Finance. Before you choose a Dursley conveyancing solicitor, you need to check that they are on the approved solicitor panel of your chosen lender.

Your conveyancer may be unable to act for your chosen lender, because some lenders only accept a restricted group of solicitors or licensed conveyancers that meet strict selection criteria.

If that is the case, the lender will probably need an alternative law firm to carry out the legal work, and you will then have to cover this second solicitor's costs. This can push back the completion date of the purchase.

The conveyancing process could be jeopardised by failing to check your solicitor's lender panel status.

Our solicitors are approved to act for all lenders.

Residential Property Searches (Stroud District Council)

Searches are questions asked of various bodies by Dursley conveyancing solicitors to highlight issues affecting your new home.

Mortgagees will also require conveyancing searches to be purchased. Required searches will include:

  • Local Authority search - reveals issues like whether the adjoining road and pavement are publicly maintained
  • Drainage & Water search - describes water mains and sewers, and confirms if these are privately maintained
  • Environmental search - shows risks within 500 metres of the property, such as toxic chemicals in the land
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

More specific searches, such as a more detailed flood report or a commons registration search, may also be recommended depending on the contents of the standard searches.

Stroud District Council has an average turnaround time of 6 weeks for Residential property searches, so quicker regulated searches will be recommended.

Ensuring planning permission is in place

The conveyancing solicitor acting for the buyer also obtains an 'Official Copy of the Title Register' from HM Land Registry. This will help to highlight planning issues. These issues could include restrictions that limit alterations or the title plan showing only very general boundaries.

Stroud District Council Council Tax

The amount of council tax a homeowner in Dursley will pay to Stroud District Council will depend on the property's value and the number of residents. For instance for an average Valuation Band D home in Dursley, the amount payable would be £1,744.

A conveyancing solicitor in Dursley will inform the purchaser of the property's band once they have the Local Authority search results.

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 reduces the tax due to 75% which would equal £1,308.

Other discounts and exemptions may also apply, for example a 10% discount for second homes or if the property is owned by a charity and is unoccupied. A house or flat constructed after 1991 is assessed and given a band by the Valuation Office Agency (VOA).

Band Stroud District Council Tax (2018)
A £1,162
B £1,356
C £1,550
D £1,744
E £2,131
F £2,519
G £2,906
H £3,487

Are you paying too much?

In the financial year 2016/17, 40 council tax challenges were made, of which 20 saw a reduction. To appeal contact:

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

Stamp Duty on Dursley properties

Obtaining and completing the SDLT1 return from HMRC is difficult but not impossible for a typical property purchaser. Usually, however, the form is completed by the property lawyer to avoid penalties or delays.

If a home is purchased for £125,000 or less, no SDLT is payable. Above this, most homebuyers will need to pay SDLT.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to Her Majesty's Revenue and Customs (HMRC) as quickly as possible.

This table sets out stamp duty for property in Dursley:

  Average selling price (2017) SDLT
Average price £269,058 £3,452.90
Average price (detached) £356,728 £7,836.40
Average new build £330,186 £6,509.30

Stamp duty relief for first-time buyers in Dursley

As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the property is not let out. Following the example above, if a homeowner bought a second property in Dursley for the average price of £269,058 the SDLT would be £21,524.64.

Dursley conveyancing solicitors will ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Dursley

New build site

The risks of buying a leasehold property in England or Wales are under increasing media scrutiny. The many potential problems lying in wait for an uninformed purchaser can include:

  • exponential ground rents
  • undisclosed major works
  • excessive freehold premiums
Misguided leasehold advice, from a property lawyer with little specialist experience, could have costly, long-term consequences.

A competent conveyancing solicitor in Dursley will investigate aspects of the leasehold purchase, for example :

  • understanding regional and era-specific nuances of leases
  • reviewing correspondence between the freeholder and leaseholder
  • service charges for relevant date periods
  • planned large scale expenditure is planned
  • block management regulations that sit outside the lease

Make sure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Dursley?

Building site

1 brand new homes have been bought in Dursley in 2018 so far, (Land Registry figures). The average price for a new build home in Dursley is £340,000.

The legal side of buying a new build property can be more involved than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Dursley must be mindful of Dursley-specific considerations and must check a range of issues, e.g. advising on mortgage offer flexibility for delayed completion and confirming right of way over drains and sewers.

Our expert new build team provide an expert assessment of the legal title of the house or apartment, with close attention paid to factors like onerous leasehold conditions and excessive ground rent and service charges (where applicable).

Conservation areas in Gloucestershire

Buying in a street located in a conservation area can ensure the local character is unlikely to change. However, conservation area restrictions will affect your residential property.

Called Article 4 directions, these building controls could include:

  • Limitations on the erection of outbuildings
  • Restrictions on the addition of flues and soil vent pipes
  • Limits on the erection of outbuildings

The local council can order any non-compliant alterations to a property to be changed or removed.

The local planning authority (LPA) for Stroud has designated conservation area status on certain areas of Dursley. Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Dursley.

Conveyancing - Selling a property in Dursley

The legal work involved in a sale of a home is normally less troublesome than for a purchase. When property changes hands, the burden lies with the purchaser to confirm that the property's title is mortgageable and free from legal issues.

With a sale, conveyancing solicitors in Dursley acting for the person selling only need to answer questions set by the buyer's conveyancing solicitor.

Why do sales fall through?

A house or flat will often come with any number of complex issues (e.g. parking issues or disputes or a dispute with a neighbour) which may delay the sale conveyancing process.

Property specialists will usually recommend that vendors handle such issues as soon as they come to light.

Useful reading:

For more conveyancing advice for sellers click here.

Leasehold flats

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

Conveyancing solicitors in Dursley must usually carry out further legal work, for example obtaining the most recent annual service charge accounts, through to insurance premium details accounts.

In order to resolve any leasehold problems faster, it is recommended that the seller instruct a solicitor as soon as possible.

Can Quittance conveyancers act for the buyer and the vendor in a single transaction?

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

You may want to instruct a property solicitor firm in Dursley to carry out your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

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Conveyancing - Remortgaging a property in Dursley

Although people consider remortgaging for a range of reasons, homeowners will usually remortgage a home to get a better interest rate.

Homeowners can appreciate the benefits of a better rate earlier by using a more proactive conveyancing solicitor in Dursley, minimising the time taken to complete the conveyancing. With the future of interest rates uncertain, fast conveyancing can be a crucial factor in securing your preferred rate.

It is critical that the property lawyer handling your remortgage can also represent the new bank or building society. Our conveyancing team are panel members of all major banks and building societies. So no matter whether you are switching to a flexible mortgage with the Bank of Scotland or to a joint mortgage with the Hinckley and Rugby Building Society, our remortgage team can assist.

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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