Updated: October 12, 2018

Stroud conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Stroud

Conveyancing solicitor fees are the costs you pay your Stroud conveyancing solicitor for the legal work associated with buying or selling a property.

How are Stroud conveyancing fees calculated?

Some conveyancing solicitors in Stroud work on a price per hour basis, whereas others work on a fixed fee (or 'No Move, No Fee'). Quittance's conveyancing solicitors work on a guaranteed fixed conveyancing fee basis, with no unexpected, additional costs. Your quote will set out exactly what you will be charged when your property transaction has completed.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the solicitor's conveyancing fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process. These include costs like landlord's notice fees or Stamp Duty Land Tax.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Stroud cost?

Stroud conveyancing solicitor fees will not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, such as a historic mining search, may be needed.

For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. With Quittance Conveyancing, there are no hidden costs or nasty surprises. 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 Stroud

As a key part of the legal work for a home purchase, the Stroud conveyancing solicitor will look into the title of the property and feed the results of their enquiries back to the buyer.

Following their enquiries the lawyer will offer professional advice and will offer practical solutions and ensure the title is transferred to the new owner.

The following section discusses the property types that may be of interest to buyers searching for conveyancing solicitors in Stroud.

Your Stroud conveyancing solicitor must be lender-approved

Whether your mortgage is with a major lender like Barclays Bank or a niche lender such as the Hinckley and Rugby Building Society, before choosing a Stroud conveyancing solicitor you need to check that they are on the approved panel of your lender.

A lot of mortgage lenders will only work with a restricted group of solicitors or licensed conveyancers. If a solicitor cannot act for your lender, the lender will likely require a second solicitor firm to complete the legal work.

The buyer will usually need to pay this alternate lawyer's costs and the conveyancing process could take much longer.

Not checking the lender panel status of your solicitor could result in serious delays.

Quittance Conveyancing are on the panel of all lenders.

Stroud District Council searches and other searches

Searches will be applied for by Stroud conveyancing solicitors in order to identify any broader issues that might have an impact on how much the property you intend to buy is worth.

Searches are primarily performed to satisfy the conditions of the lender. These searches include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

More pertinent searches, such as a Crossrail search or a geological search, may also be advised following the initial searches.

The typical processing time for Residential property searches provided by Stroud District Council is 6 weeks, so your conveyancer will recommend using a faster search agent.

Planning permissions

The conveyancing solicitor acting for the buyer will also order the Title Register from HM Land Registry. This will help to reveal potential planning issues. These issues could include discrepancies with the filed plan or that a restrictive covenant has been breached.

Stroud District Council Council Tax

The council tax paid by a homeowner is based on various factors e.g. the layout of the property and the property's value as at 1 April 1991 (England) or 1 April 2003 (Wales). E.g. the occupier of a Band B residential property in the Stroud District Council area would pay annual council tax of £1,356.

Stroud conveyancing solicitors will inform a buyer of the home's tax band once they are made aware.

If the property is unoccupied for over 24 months, the owner will pay 150% of the relevant rate. Single person discount reduces the tax due to 75%, which would equal £1,017.

Other discounts and exemptions may also apply, e.g. unoccupied properties undergoing major repairs or if the home is left unoccupied by a student. Homes built after 1991 are assigned a council tax 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 more than you should?

To appeal contact:

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

The Valuation Office Agency (VOA) should reassess a property's band on request.

Stamp Duty on Stroud properties

It is the responsibility of the purchaser's conveyancing solicitor to handle the tax return process for the purchase.

The buyer (rather than the seller) will have to pay SDLT on the purchase price of the house if it exceeds £125,000.

Quittance Conveyancing's state-of-the-art case management system integrates with electronic filing gateway to ensure that the SDLT is paid in full quickly and with minimal fuss.

See SDLT examples for homes in Stroud:

  Average sale price (2018 to date) Stamp Duty Land Tax
Average price £305,448 £5,272.40
Average price (detached) £471,762 £13,588.10
Average new build £487,998 £14,399.90
Since 1st April 2016, buyers of second homes are subject to a 3% stamp duty surcharge, even if the home is not let out. Following the example above, if a homeowner bought a second home in Stroud for the average price of £305,448 the SDLT would be £24,435.84.

Stamp duty relief for first-time buyers in Stroud

Since the budget announcement in 11/17, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k with reduced rates up to £500,000.

Stroud conveyancing solicitors should ensure the correct calculation is made.

Buying a flat? Leasehold conveyancing in Stroud

New build site

The drawbacks of leasehold property ownership are a source of anxiety for buyers of leasehold property. There is a wide range of sometimes obscure legal issues that may be awaiting an uninformed purchaser, such as incomplete management company accounts, ground rent multipliers and excessive freehold premiums.

Serious consequences can result from a solicitor's erroneous leasehold advice.

If you intend to purchase a leasehold home, a expert conveyancing solicitor in Stroud will investigate aspects of the leasehold purchase, including current-year service charge estimates, leases approaching 80 years remaining and dealing with freeholders and managing agents.

Make sure that you are fully-informed regarding your decision to buy a leasehold property with our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Stroud?

New build building site

According to data gathered by the HM Land Registry, 6 new build homes have been bought in Stroud in 2018 so far. The average price for Stroud new build homes is £487,998.

A new-build conveyancing solicitor in Stroud must be familiar with local considerations and the specific issues associated with new build, like handling withdrawal under the Consumer Code for Housebuilders, ensuring that new build mortgage conditions are met and registering ownership with warranty providers, including NHBC Buildmark, Advantage HCI? and Castle.

Our specialist team of new build conveyancers deliver an independent assessment of the legal status of the property, looking out for issues like the home's subsequent mortgageability and likely freehold acquisition traps.

Conservation areas in Gloucestershire

When carrying out the conveyancing for a purchase in Stroud, a conveyancing solicitor will need to check whether the property is in a conservation area in Stroud. If it is, the house is affected by conditions. Called Article 4 directions, these conditions may include:

  • Restrictions on the removal or addition of front boundary walls
  • Restrictions on the installation of skylights
  • Limits on extensions (even if within Permitted Development rights)

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

Conservation areas in Stroud include Chalford Hill, Berkeley and Gyde House. Your conveyancing solicitor will confirm whether the property you are buying is located in one of Stroud's conservation areas.

Conveyancing - Selling a property in Stroud

The legal side of a sale of a home is less complicated than when buying. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to verify that the property they are purchasing is legally sound.

On the other side of the transaction, conveyancing solicitors in Stroud acting for the current owner just answer enquiries made on behalf of the buyer.

Factors that could delay or endanger the sale of your property

Obstacles, such as a boundary dispute, can easily threaten the conveyancing process if they are ignored.

It is better not to hide from the issue in the hope that any issues won't be spotted. Get advice and deal with it proactively.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

Conveyancing for a leasehold flat or house is quite a lot more protracted compared to a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Stroud, including collating all relevant freeholder information or any details of any ongoing enfranchisement process.

It is highly recommended that the seller instruct a conveyancer as soon as the property is marketed, if not before, to help mitigate (often inevitable) leasehold delays.

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

CLC-regulated conveyancers can act for both parties. However, SRA rules restrict the same solicitor from acting on both sides in a property sale.

If you are buying or selling a property in Stroud, and a Quittance solicitor is acting for the other side, you could contact a property solicitor firm in Stroud to carry out your legal work.

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Conveyancing - Remortgaging a property in Stroud

People remortgage their home for all sorts of reasons, including borrowing more to help pay for an extension, or fixing the mortgage on a new discounted rate. The most common reason, however, is to get a lower interest rate.

An efficient conveyancing solicitor in Stroud will complete the conveyancing quickly, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a key consideration when getting onto your new rate as quickly as possible.

The property lawyer conducting the legal work needs to be able to act for the new lender. Our conveyancing team are on all major lenders' panels. So whether you are switching to a 95% mortgage with the Co-operative Bank or to a fixed-rate mortgage with the Coventry Building Society, we 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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