Updated: October 12, 2018

Lydney conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Lydney

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

Are Lydney conveyancing fees and costs fixed?

Some conveyancing solicitors in Lydney carry out the legal work on an hourly-rate basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). Our solicitors work on a fixed No Move, No Fee basis, with no hidden extras. Your conveyancing quote explains exactly what you will need to pay when your property transaction has completed.

Are there any other costs?

On top of the conveyancing fees you will also have to pay for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as property searches or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Lydney solicitor conveyancing fees be?

Whilst conveyancing fees in Lydney will be the same as anywhere else in the UK, there can be variation in the disbursements required. As examples, council search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.

For a standard home sale or purchase, what we quote is the fee you pay. There are no hidden costs or surprises to be paid with Quittance Conveyancing. To calculate the conveyancing fees for your move, try our conveyancing fees quote 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 Lydney

As a key part of the conveyancing for a property purchase, a Lydney conveyancing solicitor will carry out due diligence on the property's title and feed the results of their enquiries back to the buyer.

After making their enquiries the conveyancer will offer professional advice and will deal with any legal problems and register the new owner's title at the Land Registry.

This section examines the property types that may be of interest to homebuyers searching for conveyancing solicitors in Lydney.

Your Lydney conveyancing solicitor must be lender-approved

Before instructing a conveyancing solicitor in Lydney, you must confirm that they are approved by your chosen lender, whether you are obtaining a mortgage from Secure Trust, the Scottish Building Society or any other lender.

Quite a few mortgage lenders will only accept a restricted group of legal practices. If a conveyancer is unable to act for your chosen lender, the lender will need an alternative firm to complete the legal work.

The buyer will be expected to pay this alternate solicitor's costs, and the conveyancing process can take much longer.

Your home move can be seriously delayed if you fail to check your property lawyer's lender panel status.

Our solicitors are on the panel of all lenders.

Property Searches (Forest of Dean District Council)

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Lydney conveyancing solicitors to help to identify problems that could undermine how much the property you are purchasing is worth. They include:

  • Local Authority 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.
  • Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
  • Environmental search - environmental issues that could adversely affect the property
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More pertinent searches, such as a highways authority search or a mining search, may also be advised in the initial LA and Environmental searches.

The average turnaround time for LA searches supplied by Forest of Dean District Council is 15 weeks, so your solicitor will instead order faster regulated searches.

Finding planning permissions

The conveyancing solicitor acting for the buyer will source the Title Register from HMLR. This will help to expose planning issues. Examples of these include that a restrictive covenant has been breached or a difference between the agent's floorplan and the title plan.

Forest of Dean District Council Council Tax

As a homeowner in Lydney, 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 C residential property in the Forest of Dean District Council area would pay annual council tax of £1,519.

Conveyancing solicitors in Lydney will inform a 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 £1,139.

Other discounts and exemptions could also apply, for example a 10% discount for second homes or if the resident is living in long term residential care.

Band Forest of Dean District Council Tax (2018)
A £1,139
B £1,329
C £1,519
D £1,708
E £2,088
F £2,468
G £2,847
H £3,417

Can I appeal against my band?

In 2016/17, 20 council tax challenges were made, and 10 saw a subsequent reduction. Contact the VOA for more information on how to challenge your tax band:

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

Stamp Duty on Lydney properties

Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

A property purchaser will usually need to pay SDLT if the house they are purchasing is valued at over £125,000.

Quittance Conveyancing ensure that the required SDLT1 form is completed accurately and without delay.

This table sets out Stamp Duty Land Tax for typical property in Gloucestershire:

  Average selling price (2017) SDLT
Average price £295,493 £4,774.65
Average price (detached) £435,886 £11,794.30
Average new build £344,723 £7,236.15
If you already own another property (including outside the UK)you will be subject to a 3% stamp duty surcharge. For example, if a homeowner bought a second home in Lydney for the average price of £295,493 the stamp duty would be £23,639.44.

Stamp duty relief for first-time buyers in Lydney

Relief is available on home purchases below £300k for first-time buyers with reduced rates up to £500,000.

Conveyancing solicitors in Lydney will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Lydney

New build site

Over 100,000 homeowners in England face leases with unreasonable lease conditions. The numerous common problems lying in wait for an uninformed purchaser include:

  • onerous covenants
  • spiralling ground rents
  • unreasonable managing agent fees
Poor leasehold guidance, from an inexperienced solicitor, can have serious consequences.

If you are planning to buy a leasehold home, a good conveyancing solicitor in Lydney will consider possible leasehold issues, for example dealing with landlords, reviewing the lease itself (many leases are decades old) and the implications of the remaining length of the lease.

Ensure that you are aware of all the potential issues and costs associated with the lease - Get in touch with our specialist leasehold conveyancing solicitors on 0800 612 0377 today.

Buying a 'New Build' property in Lydney?

New build site

53 brand new properties have been bought in Lydney in 2018 so far, (HM Land Registry figures). The average value of a new build home in Lydney is £307,383.

Purchasing a new build property requires more technical knowledge than 'standard conveyancing'. To prevent difficulties arising a conveyancing solicitor in Lydney must be aware of local Lydney factors and must check numerous things, such as handling deposits and confirming Section 38 agreements.

Our highly qualified new build team are experts in helping the buyer get the best possible purchase terms and working to developer exchange timeframes.

Gloucestershire Conservation areas

Your conveyancing solicitor will need to confirm if the residential property you are intending to buy is in one of Lydney's conservation areas. If it is, the house is affected by constraints. These restrictions, referred to as Article 4 Directions, could include limitations on skylights, restrictions on side or 2 storey extensions or general restrictions governing the use of unsympathetic materials.

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

Parts of Lydney lie within a Forest of Dean LPA-governed conservation area. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Lydney's conservation areas.

Conveyancing - Selling a property in Lydney

Conveyancing for a house sale is simpler than for a property purchase. For a house purchase, the obligation lies with the purchaser to make sure that the property's title is mortgageable and free from legal issues.

Conversely, with a sale, conveyancing solicitors in Lydney acting for the current owner need only answer the buyer's questions.

What could jeopardise the sale of your property?

A home will frequently have a broad spectrum of possible complications (for example being a listed building with non-compliant alterations) that have the capacity to protract or even derail the conveyancing process.

Don't ignore the issue, waiting to see if the problem is discovered, instead seek out professional help and attempt to resolve it ASAP.

Recommended reading:

For more conveyancing advice for sellers click here.

Selling a leasehold property

The conveyancing process for a leasehold flat (leasehold houses are rare) is a great deal more protracted than it is for a freehold home.

Conveyancing solicitors in Lydney will also carry out additional work. This can involve obtaining the most recent annual service charge accounts, through to finding out if there are any payment arrears.

It is highly recommended that you instruct a leasehold-specialist conveyancer as soon as possible to avoid undue delays.

Can your conveyancing solicitors act for both parties?

CLC-regulated conveyancers can act for both parties. However, SRA rules prevent the same conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

If you are buying or selling a Lydney home, and we are acting for the other side, you can contact a local Lydney conveyancing solicitor firm to carry out your legal work.

Local Lydney conveyancing solicitor directory

  • Okells With FrancisLaw LLP, Oakfield, Hill Street, Lydney, Gloucestershire, GL15 5HE
  • Pitman Blackstock White Limited, 6 Hill Sreet, Lydney, Gloucestershire, GL15 5HE
  • Tayntons (Ls) Limited, 20 Newerne Street, Lydney, Gloucestershire, GL15 5RA

Conveyancing - Remortgaging a property in Lydney

Securing a better rate of interest is the main reason that people opt to remortgage. There are other reasons, including consolidating loan repayments, or switching from interest-only to repayment.

You can enjoy the benefits of a better rate sooner by using a more proactive conveyancing solicitor in Lydney. With rate rises hard to predict, fast conveyancing can be a contributing factor to getting on to the rate you want.

To confirm that the mortgage provider's interests are protected, the property lawyer handling your remortgage will act for both you and the bank or building society.

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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