Updated: October 12, 2018

Glossop conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Glossop

Conveyancing solicitor fees will be paid to conveyancing solicitors in Glossop for the legal work involved in moving home.

Do Glossop conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Move, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Glossop who carry out the legal work on a cost per hour basis. Your quote explains what you will be charged when your house or flat sale completes.

Are there any other costs in addition to conveyancing fees?

You will have to pay any 'disbursements', in addition to the legal fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as landlord's notice fees or Land Registry fees.

See: How much should conveyancing fees cost?

How much will the total Glossop solicitor conveyancing fees be?

Conveyancing solicitor fees in Glossop should be the same as anywhere else in the UK. However, there may be some variation in certain disbursements. For example, Local Authority (LA) Search fees will vary and specific extra searches, such as a Coal Authority search, may be necessary.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were substantially lower than the average solicitors' fees, and their service was first-rate

Conveyancing - Buying a property in Glossop

As a key part of the conveyancing for the purchase of a house or flat, the Glossop conveyancing solicitor will examine the draft contract and investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).

The purchaser's solicitor will make recommendations once their enquiries are complete, deal with any legal issues and register the title in the new owner's name.

This article examines those areas of the buying process for conveyancing solicitors in Glossop that need specialist knowledge.

Your Glossop conveyancing solicitor must be lender-approved

Property purchasers may choose from many mortgage lenders, from a large lender such as Lloyds Bank, to a niche lender like Topaz Finance. Before you select a conveyancing solicitor in Glossop, it is paramount that you confirm that they can represent your mortgage lender.

Your solicitor may not be able to carry out the legal work on behalf of your mortgage lender, because some mortgage lenders are only happy to work with a restricted group of solicitors or licensed conveyancers.

In this case, the lender will require a second legal firm to carry out the legal work, and you will be expected to pay this substitute solicitor's costs. This means the transaction could be delayed.

Serious delays can result from failing to confirm your property solicitor's lender panel status.

Quittance Conveyancing can carry out the legal work for all major and minor mortgage providers.

High Peak Borough Council searches

Searches are submitted by Glossop conveyancing solicitors to expose any significant issues that could undermine how much your house or flat is worth.

Searches are primarily carried out to meet lender requirements. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

Further searches, such as an HS2 search or a commons registration search, may also be advised following the initial searches.

Purchasers can expect to wait up to 7 weeks for LA searches provided by High Peak Borough Council. In these circumstances, faster personal searches will be recommended.

Planning searches

Official Entries (or 'office copies') will also be obtained by your conveyancing solicitor. This will help to highlight any planning issues. Examples of these include rights or restrictions on how the property may be used or outbuildings missing from the title plan.

High Peak Borough Council Council Tax

As a homeowner in Glossop, 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 example, the occupier of a Band E house in the High Peak Borough Council area would pay annual council tax of £2,133.

Conveyancing solicitors in Glossop will inform a buyer of the home's council tax band as soon as they are notified.

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 £1,600.

Other discounts and exemptions may also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where an inhabitant is an 18 year old for whom child benefit is payable. The Valuation Office Agency assign bandings for new build homes, and where the owner has requested a revaluation.

Band High Peak Borough Council Tax (2018)
A £1,163
B £1,357
C £1,551
D £1,745
E £2,133
F £2,521
G £2,908
H £3,490

Could you be overpaying?

Owners can apply for their property to be reassessed, but the band could be revised up as well as down. Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ramsden House
83-101 New St
West Yorkshire

Stamp Duty on Glossop properties

If the purchase price of the residential property you intend to buy is over the £125k threshold, you must pay SDLT. Submitting the SDLT1 form to HM Revenue & Customs is difficult and time consuming. The majority of buyers get their conveyancing solicitor to do it for them.

With Quittance you have the peace of mind that the SDLT1 return is completed correctly and quickly when your purchase completes.

See examples for typical local properties:

  Average selling price (2018 to date) Stamp Duty
Average price £181,221 £1,124.42
Average price (detached) £275,794 £3,789.70
Average new build £204,130 £1,582.60
Since 1st April 2016, buyers of second homes are subject to a higher SDLT rate of 3%, even if the property is not rented out. Therefore, if a homeowner in Glossop bought a second property for the average price of £181,221 the SDLT would be £9,061.05.

Stamp duty relief for first-time buyers in Glossop

In Nov 2017, it was announced that first-time buyers would be exempt from paying stamp duty on residential properties below £300k.

Glossop conveyancing solicitors will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Glossop

New build site

It is risky to purchase a leasehold property if you don't know what you are getting into. The many potential complications lying in wait for an uninformed buyer can include reversionary interests, unreasonable managing agent fees and ground rent multipliers.

Severe consequences can result from an inexperienced property lawyer's erroneous leasehold advice.

If you intend to buy a property with a lease, a good conveyancing solicitor in Glossop will investigate aspects of the leasehold purchase, for example :

  • sometimes ancient and arcane lease documents
  • dealing with landlords
  • service charge records from the last three years
  • block management regulations that sit outside the lease

Quittance Conveyancing's specialist leasehold conveyancing solicitors will ensure that you are fully-informed regarding your decision to buy a leasehold property.

Buying a 'New Build' property in Glossop?

New build building site

According to data compiled by HMLR, 8 brand new properties have been bought in Glossop in 2018 so far. The average cost of new build property in Glossop is £204,130.

A new-build conveyancing solicitor in Glossop must be familiar with Glossop-specific issues and the added complexities associated with new build, such as dealing with failures to arrange warranty provider inspections and confirming Section 38 agreements.

Our award-winning new build conveyancing team are experts in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.

Conservation areas in Derbyshire

Moving to a conservation area should mean that the street's character will not drastically alter. However, conservation area conditions will affect your home.

These building controls, referred to as Article 4 Directions, could include anything from restrictions on the addition of a porch, to restrictions preventing paving over the front garden.

If a property is in breach, the owner could be legally required to pay for the property to be returned to a compliant state, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Glossop

The legal side of a sale of a home is much simpler than for a property purchase. When property changes hands, the onus lies entirely with the buyer to make sure that the legal title of the property can be mortgaged and is free from legal issues.

With a sale, conveyancing solicitors in Glossop acting for the vendor effectively just answer any enquiries made by the buyer's solicitor.

What could put the sale process at risk?

A property can face a broad spectrum of potential roadblocks (e.g. being in an area threatened by local development or a problematic solar panel lease) that can threaten your home move.

Property experts almost always advise that vendors tackle such issues head on.

Further reading:

Read more helpful advice for sellers here.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is much more protracted compared to a freehold house.

Glossop conveyancing solicitors will also need to carry out additional work, which could include sourcing management company information, through to a copy of the insurance policy.

To accelerate the handling of the leasehold work, it is strongly advised that the seller instructs a lawyer with leasehold experience as soon as possible.

Can your conveyancing solicitors act for the buyer and the seller in a single transaction?

Conveyancers regulated by the CLC can act for both the buyer and the seller. However, SRA regulations prevent the same conveyancing solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a Glossop home, and a Quittance conveyancing solicitor is acting for the other side, you could instruct a property solicitor firm in Glossop to undertake your conveyancing.

Local Glossop conveyancing solicitor directory

  • Aspinall Wright Limited, Notary House, 65 High Street West, Glossop, Derbyshire, SK13 8AZ
  • Davis Blank Furniss LLP, 10 Ellison Street, Glossop, Derbyshire, SK13 8BZ
  • Peter D Greenhalgh, 10 Edward Street, Glossop, Derbyshire, SK13 7AF

Conveyancing - Remortgaging a property in Glossop

Homeowners remortgage for a number of reasons, including the current mortgage deal coming to an end, or releasing funds to help pay for home improvements. By far the most common reason, however, is to secure a preferential rate.

Homeowners can appreciate the benefits of a better rate sooner with a more efficient conveyancing solicitor in Glossop, reducing the time the conveyancing takes to complete. With the 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.

It is critical that the property lawyer handling your remortgage is also able to act for the new mortgage provider. Our conveyancing team are on all major UK lenders' panels. So no matter whether you are moving to a tracker with the NatWest or to a capped-rate mortgage with the Buckinghamshire 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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