Updated: October 12, 2018

Gloucester conveyancing solicitor fees

No Move, No Fee conveyancing in Gloucester

Conveyancing solicitor fees are paid conveyancing solicitors in Gloucester for carrying out the legal work for a property transaction.

Do Gloucester conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Gloucester offer services on a price per hour basis. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our solicitors work on a fixed No Sale, No Fee conveyancing basis, with no hidden extras. Your quote sets out what you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are the costs incurred by the solicitor on your behalf. These include costs like bankruptcy searches or managing agent information.

See: Complete list of conveyancing fees and disbursements

How much will the total conveyancing fees in Gloucester cost?

Gloucester conveyancing fees will not vary, wherever you are buying or selling in the UK. However, there may be some variation in certain disbursements. As examples, council search fees will vary and additional region-specific searches, such as a commons registration search, may be needed.

For a standard home sale or purchase, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. 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 Gloucester

Home to a magnificent cathedral, the site of Henry III's coronation and the country's largest stained glass window, the city of Gloucester is also a port with a historic dockland area and the most inland RNLI lifeboat in the UK.

Gloucester features a wide range of affordable housing from Regency mansions to modern apartments with view of the cathedral. With child-friendly activities, family support services and the Cotswolds on its doorstep, Gloucester was recently voted one of the best places in the UK for young families to live.

Conveyancing for home buyers

Caveat emptor, (Latin for "let the buyer beware"), was a key part of English property law. After the introduction of the Consumer Trading Regulations (CPR), this rule no longer applies. However, it remains the responsibility of a homebuyer and their solicitor to undertake due diligence on the property to be purchased.

The conveyancing solicitor in Gloucester will offer suggestions and advice after making their enquiries, make practical suggestions and ensure that the full legal ownership is transferred.

This section of the article provides recommendations for buyers looking for conveyancing solicitors in Gloucester.

Your Gloucester conveyancing solicitor must be lender-approved

Before you choose a conveyancing solicitor in Gloucester, it is vital that you check that they can act on behalf of your lender, whether you are taking out a mortgage from Barclays Bank, Ulster Bank or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your lender, because some mortgage lenders will only work with a selected list (known as a 'panel') of legal practices that meet stringent criteria.

If this is the case, the lender will need a second firm to act in their interests, and you will be expected to pay this alternate solicitor's fees. This can mean the process takes much longer.

Failing to confirm your property lawyer's lender panel status can result in serious delays.

Quittance Conveyancing can act for all banks and other lenders.

Property Searches (Gloucester City Council)

Residential property searches are applied for by Gloucester conveyancing solicitors to help identify issues that could compromise how much the property you intend to buy will be worth. They include:

  • Local Authority (LA) search - planning and development details from Gloucester City Council records
  • Environmental search - shows whether the surrounding environment is suitable for the purchaser
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - some Gloucester property may still owe a liability to the local parish for repairs. Insurance can be taken out to protect against this risk.

More specific searches, such as a tin mining search or a more detailed plan search, may also be referred to in the initial search results.

Gloucester City Council has a usual lead time of 13 weeks for Residential property searches. In these circumstances, faster personal searches will be recommended.

Planning searches

Official Entries (or 'office copies') will also be applied for from HM Land Registry by the homebuyer's conveyancing solicitor. This will help to highlight any potential issues, for example restrictive covenants governing the use of the property or a difference between the agent's floorplan and the title plan.

Gloucester City Council Council Tax

Gloucester City Council calculate your council tax based on a variety of factors which include the number of occupants aged over 18 and the assessed value of the property in April 1991. For example, the occupier of a Band E residential property in the Gloucester City Council area would pay annual council tax of £2,031.

A conveyancing solicitor in Gloucester will inform the buyer of the property's band once they are themselves 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 (25%) would reduce the tax due to £1,523.

Other discounts and exemptions may also apply, for example 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 an apprentice school leaver or YTS trainee.

Band Gloucester City Council Tax (2018)
A £1,108
B £1,292
C £1,477
D £1,661
E £2,031
F £2,400
G £2,769
H £3,323

Can I challenge the council tax banding?

Contact the VOA for more information on how to challenge your tax band:

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

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 resulted in a reduction.

Stamp Duty on Gloucester properties

The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Stamp Duty Land Tax works in a similar fashion to income tax insofar as a buyer will pay progressively more tax for a higher-value home.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

This table sets out SDLT for typical property in Gloucester:

  Average selling price (2017) Stamp Duty Land Tax
Average price £197,901 £1,458.02
Average price (detached) £302,908 £5,145.40
Average new build £188,683 £1,273.66
Following the recent budget statement, second home buyers must pay a 3% surcharge. So if a second home was bought for £197,901 then the stamp duty total will be £9,895.05.

Stamp duty relief for first-time buyers in Gloucester

First-time buyer stamp duty relief is available on property purchases below £300k.

Conveyancing solicitors in Gloucester should confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Gloucester

New build site

Purchasing a leasehold home is not as straightforward as purchasing a freehold property. The numerous common problems awaiting an uninformed buyer include doubling ground rents and leases with fewer than 80 years to run.

Serious consequences can result from a less-experienced conveyancing solicitor's failure to give good leasehold advice.

A good conveyancing solicitor in Gloucester will consider potential leasehold issues, e.g. :

  • sometimes ancient and arcane lease documents
  • annual statements of account and budgets for service charges
  • dealing with freeholders and managing agents
  • proposed major works (Section 20 notices)
  • service charge apportionments

Ensure that you are fully-informed regarding your planned purchase - Contact Quittance Conveyancing's specialist leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Gloucester?

New build site

The average value of a new build home in Gloucester is £211,332, according to data gathered by the Land Registry. 12 new build properties have been bought in Gloucester in 2018 so far.

A new-build conveyancing solicitor in Gloucester will need to be aware of Gloucester-specific issues and new build-specific issues, such as handling initial Land Registry registration and checking new build mortgage procedures are followed.

Our team of new build conveyancers deliver an independent appraisal of the property's legal status, paying close attention to issues ranging from onerous leasehold conditions to exponential ground rent and service charges (where applicable).

Gloucestershire conservation areas

When carrying out the conveyancing for a purchase in Gloucester, a conveyancing solicitor will need to confirm if the home is in one of Gloucester's conservation areas. If it is, the property is affected by constraints. These constraints, referred to as Article 4 Directions, can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

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.

Gloucester conservation areas include Cathedral Precincts, Barton Street and Hucclecote Green. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Gloucester.

Conveyancing - Selling a property in Gloucester

The legal side of a sale of a home is less difficult than when buying. The buyer's conveyancer undertakes a detailed investigation into the property and its legal title. Conveyancing solicitors in Gloucester acting for the vendor essentially just collects all documents and information relating to the property and answers the buyer's questions .

What can you do to minimise the risk of your sale falling through?

Homes will frequently have many issues (such as missing planning regulations or problems with a party wall agreement) that can threaten your move.

It is generally a good idea for vendors to tackle such issues head on.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The legal work for a leasehold flat (leasehold houses are not common) is much more technical than it is for a freehold home.

Conveyancing solicitors in Gloucester will also carry out additional work, which could include getting a completed copy of the Leasehold Property Enquiry Form, through to details of historical insurance claims.

To reduce delays, it is recommended that you contact a lawyer with leasehold experience as soon as the decision is made to sell.

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

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

If you are buying or selling a home in Gloucester, and a Quittance conveyancing solicitor is doing the legal work for the other side, you can contact a local Gloucester conveyancing solicitor firm to carry out your legal work.

Local Gloucester conveyancing solicitor directory

  • Brand Mellon Solicitors Limited, Copner House, 43 Southgate Street, Gloucester, Gloucestershire, GL1 1TX
  • K W Hubbard & Co, 3 Russell Street, Gloucester, Gloucestershire, GL1 1NE
  • Madge Lloyd & Gibson Inc. Linda Stapleton & Co, 34 Brunswick Road, Gloucester, Gloucestershire, GL1 1JW
  • Tayntons (Ls) Limited, 8-12 Clarence Street, Gloucester, Gloucestershire, GL1 1DZ
  • H M Land Registry, Twyver House, Bruton Way, Gloucester, Gloucestershire, GL1 1DQ

Conveyancing - Remortgaging a property in Gloucester

The most common reason people remortgage is to benefit from a lower interest rate. There are a number of other reasons to consider remortgaging, including funding a one-off purchase, or moving from a standard variable rate (SVR) to a fixed-rate.

An efficient conveyancing solicitor in Gloucester will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and the future of interest rates uncertain, fast conveyancing can be a crucial factor in getting on to the rate you want.

A property lawyer will need to act for both you and the mortgage lender to confirm the parties' interests are protected.

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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