Updated: October 12, 2018

Abergavenny conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Abergavenny

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Abergavenny for the legal work associated with moving home.

Are Abergavenny conveyancing fees and costs fixed?

Some conveyancing solicitors in Abergavenny work on an hourly rate. Some solicitors will complete the work on a fixed 'No Move, No Fee' basis. Our conveyancers work on a fixed No Sale, No Fee conveyancing basis, with no hidden costs. Your quote will explain what fees you will need to pay when your sale or purchase goes through.

Are there any other costs?

You will need to budget for 'disbursements', in addition to the legal fees.

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client, such as Stamp Duty Land Tax or TT fees.

See: How much should conveyancing fees cost?

How much will conveyancing in Abergavenny cost in total?

Whilst conveyancing fees in Abergavenny will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, Local Authority (LA) Search fees will vary and additional region-specific searches, e.g. a flooding search, may be needed.

For a standard sale or purchase, what we quote is the fee you pay. With Quittance, there are no hidden fees or surprises in the small print. Calculate the conveyancing fees for your move, with our conveyancing fees 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 Abergavenny

Caveat emptor (buyer beware), was a key part of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, the buyer still will need to undertake due diligence on the property to be purchased.

A Abergavenny conveyancing solicitor will offer professional advice following their enquiries, offer pragmatic solutions and register the title in the new owner's name.

This section of the article discusses the kinds of residential property that may carry risks for homebuyers looking for conveyancing solicitors in Abergavenny.

Your Abergavenny conveyancing solicitor must be lender-approved

Irrespective of whether you are getting a mortgage from Scottish Widows, Halifax or any other lender, before you appoint a Abergavenny conveyancing solicitor it is vital that you check that they are on the approved panel of your lender.

Quite a few banks and building societies are only happy to work with a restricted panel of legal practices that meet strict criteria. If your conveyancer cannot act for your lender, the lender will need an alternative law firm to complete the legal work.

You will be expected to pay this alternative solicitor's costs, and weeks could be added to the conveyancing process.

Your property transaction could be jeopardised by failing to confirm your lawyer's lender panel status.

Quittance Conveyancing can perform the conveyancing for all mortgage providers.

Searches (Monmouthshire Council)

Property searches will be applied for by Abergavenny conveyancing solicitors to unearth any wider issues that might undermine the value of your home.

These searches include the local authority (LA) search, drainage & water search, environmental search and chancel repair liability.

You will be told if your lender requires any more searches, such as a radon gas search or an energy search.

Homebuyers could experience a delay of roughly 14 weeks for property searches delivered by Monmouthshire Council, so quicker regulated searches will be advisable.

Planning searches

Official Entries will also be applied for from HMLR by your conveyancing solicitor. This helps to find any potential issues, for example errors on the title plan or a restrictive covenant against certain alterations.

Monmouthshire Council Council Tax

Monmouthshire Council calculate council tax on Abergavenny homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). The occupier of a property in Valuation Band E, for example, would owe annual council tax of £1,881.

A conveyancing solicitor in Abergavenny will inform the purchaser of the home's council tax band as soon as 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 £1,411.

Other discounts and exemptions could also apply, e.g. a 10% discount for second homes (although this may change as the government has second home ownership in its sights) or where the property is uninhabitable. A house or flat constructed after 1991 is assessed by the Valuation Office Agency.

Band Monmouthshire Council Tax (2018)
A £1,026
B £1,197
C £1,368
D £1,539
E £1,881
F £2,223
G £2,565
H £3,078
I £3,591

Can I challenge my council tax band?

A property owner can also apply for their property to be reassessed. To appeal contact:

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

Stamp Duty on Abergavenny properties

Stamp duty is paid to HMRC by completing an SDLT1 form. The form is lengthy and complex.

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 residential property.

Quittance use the latest case management integration with HMRC to avoid errors and ensure there are no late-filing penalties.

The following table illustrates stamp duty examples for properties in Abergavenny:

  Average sale price (2017) Stamp Duty
Average price £249,320 £2,486.40
Average price (detached) £318,848 £5,942.40
Average new build £309,404 £5,470.20
Following a change in April 2016, a stamp duty surcharge of 3% is applied for purchases of additional property. E.g. if a second property was bought for £249,320 then the SDLT including the surcharge would be £12,466.00. .

Stamp duty relief for first-time buyers in Abergavenny

As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Abergavenny will confirm the correct calculation is made.

Buying a flat? Leasehold conveyancing in Abergavenny

New build site

It is rarely a good idea to buy a leasehold house or flat without knowing what you are getting into. Numerous legal issues could be awaiting an uninformed buyer, including:

  • onerous clauses in the lease
  • unpaid service charges by the existing leaseholder
  • sub-letting restrictions
  • unreasonable ground rents
Serious financial ramifications can result from a solicitor's failure to give good leasehold advice.

If you intend to purchase a house or flat with a lease, a specialist conveyancing solicitor in Abergavenny will consider potential leasehold issues, e.g. :

  • checking the lease itself
  • dealing with freeholders
  • possible service charge shortfalls
  • missing building regs and planning
  • sub-let or tenanted flats

Make sure that you are aware of all the potential issues and costs associated with the lease - Speak to Quittance Conveyancing's team of leasehold conveyancing solicitors on 0800 612 0377.

Buying a 'New Build' property in Abergavenny?

House under construction

According to data sourced by the Land Registry, 66 newly-constructed homes were purchased in Abergavenny last year. The average sale price of new builds in Abergavenny is £309,404.

A new-build conveyancing solicitor in Abergavenny needs to be conscious of Abergavenny-specific considerations and the complications associated with new build, such as dealing with delays associated with off-plan, investigating issues with drains and roads that serve the property and checking new build warranties with warranty providers such as NHBC, LABC Warranty and Ark Residential.

Our specialist team of new build conveyancers deliver an expert appraisal of the legal title of the house or apartment, scrutinising contract issues like onerous leasehold conditions and likely freehold acquisition traps.

Monmouthshire Conservation areas

Whether you are purchasing a period cottage or an Edwardian house, if the property is in a protected conservation area, your plans to alter the property might not be accepted by Monmouthshire Council.

Called Article 4 directions, these restrictions can include a range of factors from restrictions preventing paving over the front garden, to restrictions on the removal or addition of front boundary walls.

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

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Abergavenny's conservation areas.

Conveyancing - Selling a property in Abergavenny

The legal work involved in a sale of a house or flat is normally less troublesome than for a purchase. The buyer's conveyancing solicitor needs to carry out a thorough investigation into the property. Conveyancing solicitors in Abergavenny acting for the seller essentially just answers the buyer's questions.

Factors that could delay or endanger your sale

Hurdles, like a dispute with a neighbour or being a listed building with non-compliant alterations, have the potential to protract your move.

It is better not to hide from the issue, hoping the issue will fix itself - speak to an expert, face the issues head on, and find a solution as early as possible.

Recommended reading:

Read more sale conveyancing articles here.

Sale conveyancing for a leasehold property

The conveyancing process for a leasehold property is a great deal more protracted than it is for a freehold home.

The complexities of leasehold mean conveyancing solicitors in Abergavenny will usually undertake additional work, which could include getting an up-to-date service charge statement or a copy of the building's asbestos survey (if required).

You should plan to instruct a lawyer as soon as possible to reduce delays associated with leasehold property. Waiting for a long-overdue managing agent response is the most likely reason that the sale of a leasehold flat will fall through.

What if you are already acting for the other side?

SRA regulations restrict the same solicitor from working on behalf of both sides in a house sale and purchase. However, a conveyancer who is regulated by the CLC, can act for both the buyer and the seller.

You can contact a local Abergavenny conveyancing solicitor firm to carry out your legal work, if a Quittance conveyancer is carrying out the legal work for the other side.

Local Abergavenny conveyancing solicitor directory

  • Advantage Wills T/A Advantage Legal, 23 Nevill Street, Abergavenny, Gwent, NP7 5AA
  • Fonseca & Partners, St. Marys Chambers, Monk Street, Abergavenny, Gwent, NP7 5ND
  • Gabb & Co, 32 Monk Street, Abergavenny, Monmouthshire, NP7 5NW
  • Gartsides, Rother House, 11 Nevill Street, Abergavenny, Monmouthshire, NP7 5AA
  • Morgans, Central Chambers, Lion Street, Abergavenny, Gwent, NP7 5PE

Conveyancing - Remortgaging a property in Abergavenny

The most common reason homeowners remortgage a home is to get a more attractive interest rate. Other reasons to remortgage include releasing capital, or getting onto a longer fixed-rate term.

You can enjoy the benefits of a better rate earlier with a more proactive conveyancing solicitor in Abergavenny, accelerating the time taken to complete the process. With the Bank of England base rate now at 0.5% (May 2018) and future interest rate changes hard to predict, fast conveyancing can be a critical factor in getting the mortgage rate you want.

To make sure that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to 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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