Updated: October 12, 2018

Aberdare conveyancing solicitor fees

No Move, No Fee conveyancing in Aberdare

Conveyancing solicitor fees are the costs you pay to your Aberdare conveyancing solicitor for handling the legal work for your move.

How are Aberdare conveyancing fees calculated?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in Aberdare who will work on a price per hour basis. Your quote will explain exactly what you will need to pay when your property transaction has completed.

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 fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as Stamp Duty Land Tax or telegraphic transfer fees.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Aberdare cost in total?

Although conveyancing fees in Aberdare will be the same as anywhere else in the country, there can be variation in the disbursements required. For example, council search fees will vary and additional region-specific searches, e.g. a flood plain search, may be needed.

With Quittance, there are no hidden fees or nasty surprises. For a standard sale or purchase, the fees we quote are the fees you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

Quittance delivered an excellent service at the lowest conveyancing fees we could find

Conveyancing - Buying a property in Aberdare

The conveyancing for a property buyer will need a conveyancing solicitor in Aberdare to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. breached restrictive covenants) to subsidence affecting the mortgageability of the home.

The buyer's property lawyer will feed the results of their enquiries back to the buyer and their bank or lender (if there is a mortgage), assist in resolving any issues and register the new owner's title at the Land Registry.

This section of the article discusses the types of residential property which could be of concern to buyers who need conveyancing solicitors in Aberdare.

Your Aberdare conveyancing solicitor must be lender-approved

Irrespective of whether you are obtaining a mortgage from Santander, the Swansea Building Society or any other lender, before appointing a conveyancing solicitor in Aberdare it is critical that you make sure that they are on the approved panel of your chosen lender.

Your solicitor may not be able to carry out the legal work on behalf of your chosen lender, because some banks and building societies are only happy to work with a restricted panel of legal practices that pass strict standards.

If this is the case, the lender will probably need an alternative legal firm to act in their interests, and you will be expected to pay this alternative lawyer's costs. The additional work can mean the process takes much longer.

Neglecting to check the lender panel membership of your lawyer can result in significant delays.

Quittance Conveyancing can act for all lenders.

Property Searches (Rhondda Cynon Taf County Borough Council)

Property searches are enquiries made of various authorities by Aberdare conveyancing solicitors to highlight issues affecting the property being purchased.

Mortgagees typically also require searches to be purchased. These include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Rhondda Cynon Taf County Borough Council
Drainage & Water searchidentifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
Environmental searchexposes whether the land around the property (500m radius) has been affected by subsidence, flooding or has been identified as "contaminated land"
Chancel repair liabilityinvolves 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.

Your solicitor will notify you if your chosen lender requires any additional searches, e.g. a highways authority search or a commons registration search.

The estimated delivery time for Residential property searches supplied by Rhondda Cynon Taf County Borough Council is 9 weeks. A private search company will be able to provide this information sooner.

Planning issues

Official Entries (or 'office copies') will also be sourced from the Land Registry by the conveyancing solicitor acting for the purchaser, assisting with the identification of potential planning issues. Examples of these include errors on the title plan or neighbours' rights of access.

Rhondda Cynon Taf County Borough Council Council Tax

As a homeowner in Aberdare, 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 instance the occupier of a Tax Band B property in the Rhondda Cynon Taf County Borough Council area would pay annual council tax of £1,295.

Aberdare conveyancing solicitors will inform a buyer of the home'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 £972.

Other discounts and exemptions could also apply, for example unoccupied properties undergoing major repairs or if an occupier is an apprentice school leaver or YTS trainee.

Band Rhondda Cynon Taf County Borough Council Tax (2018)
A £1,110
B £1,295
C £1,480
D £1,666
E £2,036
F £2,406
G £2,776
H £3,331
I £3,886

Are you paying too much?

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

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
Llanishen
Wales
CF14 5GR

A property owner can also apply for their property to be reassessed. A refund may be due if the property is awarded a lower band.

Stamp Duty on Aberdare properties

With some exceptions, if you buy a property over the £125k threshold you will have to pay SDLT. SDLT is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

Quittance Conveyancing's specialist post-completion team will ensure that the convoluted SDLT1 form is completed and submitted to HMRC without delay.

See table below for SDLT examples for properties in Aberdare:

  Average sale price (2017) Stamp Duty Land Tax
Average price £106,109 £0.00
Average price (detached) £186,978 £1,239.56
Average new build £189,167 £1,283.34
Following a change in April 2016, a higher rate of 3% is applied for purchases of additional property. Therefore, if a homeowner in Aberdare bought a second property for the average price of £106,109 the SDLT would be £3,183.27.

Stamp duty relief for first-time buyers in Aberdare

Since 11/17, first-time buyers only need to pay stamp duty on homes valued over £300k.

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

Buying a flat? Leasehold conveyancing in Aberdare

New build site

The potential risks associated with leasehold property ownership should be a source of anxiety for leasehold property purchasers. Increasing ground rents, absent freeholders and freeholds sold without first refusal to leaseholders are only some of the many common complications lying in wait for an uninformed purchaser.

Misguided leasehold advice, from a lawyer with only freehold experience, could have serious financial implications.

A specialist conveyancing solicitor in Aberdare will consider potential leasehold issues, e.g. leaseholder/freeholder disputes, possible service charge shortfalls and sometimes ancient and arcane lease documents.

Quittance Conveyancing's leasehold conveyancing solicitors will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Aberdare?

New build site

The average cost of Aberdare new builds is £189,167, according to data sourced by Her Majesty's Land Registry. 12 brand new homes were purchased in Aberdare last year.

A new-build conveyancing solicitor in Aberdare will need to be familiar with local Aberdare issues and new build's additional complexities, including checking the suitability of new build insurance, checking that any contracts allow for future 'common parts' maintenance and working with warranty providers, including NHBC Buildmark, Advantage and Ark Residential.

Quittance Conveyancing deliver an accurate and truly independent assessment of the legal status of the property, looking out for concerns like unfair leasehold conditions and an assessment of other risks, such as contaminated land hazards.

Conservation areas in Rhondda Cynon Taf

If you are buying a house in a conservation area in Aberdare, the property must not breach any conservation area restrictions. These restrictions, called Article 4 Directions, may include restrictions on the addition of boundary walls, restrictions on extensions normally within Permitted Development rights or restrictions on the addition of flues and soil vent pipes.

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.

Your conveyancing solicitor will address whether your planned purchase is located one of Aberdare's conservation areas.

Conveyancing - Selling a property in Aberdare

The legal work involved in a property sale is generally simpler than when buying. With a property purchase, the onus lies entirely with the buyer to establish that the property they are purchasing is legally sound.

On the other hand, when selling, conveyancing solicitors in Aberdare acting for the vendor just answer the buyer's solicitor's questions.

How to improve the odds of your sale going through

Obstacles, such as not having a building regulations completion certificate or being a listed building with non-compliant alterations, have the potential to jeopardise a sale if ignored.

It is almost always a good idea for sellers to handle these issues without delay.

Recommended reading:

Read more helpful advice for sellers here.

Selling a leasehold property

Conveyancing for a leasehold property is quite a lot more difficult in comparison with a freehold house.

Aberdare conveyancing solicitors will also carry out additional work, for example requesting a complete pack of managing agent information, through to a copy of the insurance policy schedule.

Given the complexities of leasehold property, it is recommended that the seller instructs a leasehold-specialist conveyancer as soon as the decision is made to sell.

Can your conveyancing solicitors act for both the buyer and the seller in one transaction?

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

If you are buying or selling a Aberdare property, and one of our conveyancing solicitors is acting for the other side, you may wish to contact a property solicitor firm in Aberdare to carry out your conveyancing.

Local Aberdare conveyancing solicitor directory

  • Hughes Jenkins Limited, 27a & B High Street, Aberdare, Rhondda Cynon Taf, CF44 7AA
  • GGP Law Ltd, The Beehive, 11a Victoria Square, Aberdare, CF44 7LA
  • Graeme John Ltd, 1 Victoria Square, Aberdare, Mid Glamorgan, CF44 7LA
  • Marchant Harries, 17-19 Cardiff Street, Aberdare, Mid Glamorgan, CF44 7DP

Conveyancing - Remortgaging a property in Aberdare

Benefitting from a lower interest rate to reduce monthly expenses is usually why people change lenders. There are other reasons, including moving from a tracker to a fixed-rate, or borrowing more to help pay for an extension.

You can appreciate the benefits of a better rate sooner by using a more proactive conveyancing solicitor in Aberdare, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018) and possible rate rises on the horizon, fast conveyancing can be a contributing factor to getting the mortgage rate you want.

The property lawyer will act for both you and the bank or building society, in order to ensure the lender's interests are protected and the change of lender is recorded at the Land Registry.

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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