Updated: October 12, 2018

Glastonbury conveyancing solicitor fees

No Move, No Fee conveyancing in Glastonbury

Conveyancing solicitor fees are the charges you pay conveyancing solicitors in Glastonbury for handling the legal work for your move.

Do Glastonbury conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Glastonbury who will work on an hourly-rate basis. Your quote explains exactly what you will be charged when your property transaction has completed.

What are disbursements?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Land Registry fees or telegraphic transfer fees.

See: Complete list of conveyancing fees

How much will conveyancing in Glastonbury cost in total?

Though conveyancing fees in Glastonbury will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

With Quittance, there are absolutely no hidden fees. For a standard sale or purchase, the fees we quote are the fees you pay. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Glastonbury

Caveat emptor, meaning 'let the buyer beware', was a fundamental principle of property law in England and Wales. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, the buyer still will need to carry out due diligence on a planned purchase.

The conveyancing solicitor in Glastonbury will make recommendations after making their enquiries, help to fix or resolve any legal issues and register the new owner's title at the Land Registry.

This section of the article examines those areas of the legal process for conveyancing solicitors in Glastonbury that necessitate specialised skills.

Your Glastonbury conveyancing solicitor must be lender-approved

Irrespective of whether your mortgage is with a less common mortgage lender like the Ecology Building Society or a large lender such as Britannia, before you instruct a Glastonbury conveyancing solicitor you need to check that they can act on behalf of your lender.

Most lenders only accept a select list (referred to as a 'panel') of law firms. If a solicitor can't act for your lender, the lender will need a different law firm to carry out the legal work.

You will usually need to pay this alternate lawyer's costs, and the conveyancing process can take much longer.

Neglecting to check your conveyancer's lender panel status could jeopardise the sale.

Our conveyancing solicitors can perform the conveyancing for all mortgage providers.

Mendip District Council searches and other searches

Residential property searches are enquiries made of various authorities by Glastonbury conveyancing solicitors to give details about the home you want to buy. They include:

  • Local Authority (LA) search - covers planning applications, building control history and enforcement action against the property. The LA search also includes details of any nearby road development schemes.
  • Environmental search - environmental issues that could adversely affect the property
  • Drainage & Water search - confirms who is responsible for the upkeep of the water pipes and drainage that serve the property.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Additional searches, such as a more detailed flood report or a geological search, may also be advised in the initial LA and Environmental searches.

The approximate lead time for searches from Mendip District Council is 10 weeks. As a result, regulated searches will be faster.

Planning issues

The conveyancing solicitor acting for the buyer also obtains an Official Copy of the Title Register from HMLR. This will help to identify planning issues, such as discrepancies with the filed plan or a restrictive covenant against certain alterations.

Mendip District Council Council Tax

As a homeowner in Glastonbury, 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. a residential property in the Mendip District Council area in Tax Band B would pay £1,335 per annum.

Glastonbury conveyancing solicitors will inform a purchaser of the property's tax 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 £1,001.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an occupation is prohibited by law such as a compulsory purchase order. Homes built after 1991 are assigned a council tax banding by the Valuation Office Agency (VOA).

Band Mendip District Council Tax (2018)
A £1,145
B £1,335
C £1,526
D £1,717
E £2,098
F £2,480
G £2,861
H £3,434

Can I appeal against my band?

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 30 council tax challenges were made, of which 20 were upheld and the tax was reduced. To appeal contact:

Valuation Office Agency
Quantock House
Paul St
Taunton
TA1 3PB
Somerset

Stamp Duty on Glastonbury properties

The threshold for SDLT for a residential property is £125k.

The SDLT1 form is seven pages long, and HMRC fines those who delay in completing and returning it.

Our post-completion conveyancing team use online case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See table below for stamp duty examples for homes in Glastonbury:

  Average selling price (2017) Stamp Duty
Average price £271,852 £3,592.60
Average price (detached) £411,690 £10,584.50
Average new build £243,320 £2,366.40

Stamp duty relief for first-time buyers in Glastonbury

For first-time buyers, stamp duty is only payable on purchases over £300,000. Following the autumn statement, second home buyers must pay a 3% stamp duty surcharge. E.g. if a second property was bought for £271,852 then the SDLT including the surcharge would be £21,748.16. .

Conveyancing solicitors in Glastonbury should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Glastonbury

New build site

Data suggests that over 100,000 homeowners in the UK are trapped by leases with unreasonable lease conditions. The many potential problems lying in wait for the unsuspecting purchaser could include:

  • exponential ground rents
  • leases with fewer than 80 years to run
  • overpriced managing agent packs
  • sub-letting restrictions
Incomplete leasehold information, delivered by a conveyancer with only freehold experience, could have serious financial implications.

A competent conveyancing solicitor in Glastonbury will consider possible leasehold issues, such as managing agent or landlord enquiries, reviewing the lease itself (many leases are decades old) and unexpired lease terms.

Our leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Glastonbury?

Building site

The average value of Glastonbury new builds is £243,320, (sce: HM Land Registry). 35 brand new homes were purchased in Glastonbury last year.

Acquiring a new build property is more complex than any other type of conveyancing. To prevent difficulties arising a Glastonbury conveyancing solicitor must be conscious of Glastonbury-specific considerations and will examine a number of areas, like liaising with the builder's onsite sales team and ensuring new estate roads are adopted.

With Quittance Conveyancing, you will get an independent view of the legal title of the property, whilst being mindful of issues like the home's future mortgageability and possible freehold acquisition traps.

Somerset Conservation areas

If you are buying a home in a conservation area in Glastonbury, the property will need to meet any conservation area conditions. These restrictions, referred to as Article 4 Directions, can 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 planning authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

Parts of Glastonbury lie within a Mendip LPA-governed conservation area. Your conveyancing solicitor will address whether your planned purchase is located one of Glastonbury's conservation areas.

Conveyancing - Selling a property in Glastonbury

Conveyancing for a sale of a house or flat is less difficult than when buying. When a house or flat changes hands, the responsibility lies with the purchaser to satisfy themselves that the legal title of the property can be mortgaged and is free from legal issues.

Conversely, with a sale, conveyancing solicitors in Glastonbury acting for the person selling need only answer the purchaser's enquiries.

What could go wrong?

Homes can be burdened by any number of legal issues (for example an issue with noisy neighbours) that might protract or even derail the conveyancing process.

It is not recommended that you put off finding a solution, waiting to see if the problem is discovered - seek out professional help instead, face the issues head on, and find a solution ASAP.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat is much more complex in comparison with a freehold house.

Conveyancing solicitors in Glastonbury must usually carry out further legal work. This can involve sourcing ground rent details, through to a copy of the lease.

You should seriously consider instructing a conveyancer as early in the process as possible, and potentially before marketing the property, to reduce delays associated with leasehold property, especially delays relating to freeholders and managing agents.

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

A CLC-regulated conveyancer can act for both the buyer and the seller. However, Solicitors Regulation Authority (SRA) rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale.

You may want to instruct a property solicitor firm in Glastonbury to carry out your legal work, if we are acting for the other side.

Local Glastonbury conveyancing solicitor directory

  • Gould & Swayne Limited, 31, High Street, Glastonbury, Somerset, BA6 9HA

Conveyancing - Remortgaging a property in Glastonbury

Although there are many reasons to remortgage, homeowners will generally remortgage to reduce the monthly repayments.

You can enjoy the benefits of a lower rate faster with a more proactive conveyancing solicitor in Glastonbury. With the base rate set at 0.5% (May 2018), fast conveyancing can be a key consideration when getting the mortgage rate you want.

It is vitally important that the property lawyer handling your remortgage can act on behalf of your preferred mortgage lender. Quittance Conveyancing are on all major UK lenders' panels, so no matter whether you are switching to a variable-rate with the Royal Bank of Scotland or to a repayment mortgage with the Chelsea Building Society, Quittance 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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