Updated: October 12, 2018

Abertillery conveyancing solicitor fees

No Move, No Fee conveyancing in Abertillery

Conveyancing solicitor fees are what you pay conveyancing solicitors in Abertillery for handling the legal work for your move.

Do Abertillery conveyancing solicitors work on a fixed fee basis?

Some conveyancing solicitors in Abertillery will work on a fees per hour basis, while other property lawyers will work for a fixed fee (known as 'No Move, No Fee'). We work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee'), with no hidden costs. Your quote will set out exactly what you will need to pay when your sale or purchase goes through.

What are disbursements?

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

Disbursements are the costs and expenses a solicitor needs to pay out on behalf of a client. These include costs like telegraphic transfer fees or Stamp Duty Land Tax (SDLT).

See: How much should conveyancing fees cost?

How much will the total Abertillery solicitor conveyancing fees be?

Though conveyancing fees in Abertillery will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, e.g. a flooding search, may be necessary and Local Authority (LA) Search fees will vary.

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. 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 Abertillery

There is now an obligation on a seller to disclose any property defects or disputes to the buyer and the estate agent.

That said, it remains the responsibility of a Abertillery conveyancing solicitor to make enquiries about the property, deliver their report on title to the purchaser, deal with any legal problems and confirm that the Land Registry's record of the property is updated.

This part of the article offers useful guidance for buyers searching for conveyancing solicitors in Abertillery.

Your Abertillery conveyancing solicitor must be lender-approved

Before instructing a Abertillery conveyancing solicitor, it is paramount that you confirm that they can represent your chosen lender, whether you are obtaining a mortgage from Lloyds Bank, the Family Building Society or any other lender.

Your conveyancer 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 meet stringent standards.

If that is the case, the lender will likely require a second legal firm to carry out the legal work, and you will be expected to pay this alternative lawyer's costs. This can frustrate or delay the process.

Failing to confirm your conveyancer's lender panel status can mean serious delays.

Our conveyancing solicitors are approved members of all lender panels.

Residential Property Searches (Blaenau Gwent County Borough Council)

Property searches will be applied for by Abertillery conveyancing solicitors to unearth any wider issues that might compromise how much the property you are buying is worth.

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

Further searches, such as a Crossrail search or an agricultural search, may also be recommended in the standard searches.

The estimated lead time for Residential property searches obtained from Blaenau Gwent County Borough Council is 19 weeks, so your conveyancer will instead use a quicker local search agent.

Finding planning permissions

Official Entries will also be ordered from HM Land Registry by your conveyancing solicitor. This will help to expose any planning issues, for example discrepancies with the filed plan or neighbours' rights of access.

Blaenau Gwent County Borough Council Tax

Council tax is calculated by Blaenau Gwent County Borough on property value and the number of people living in the property. E.g. for an average Tax Band D residential property in Abertillery, the amount of council tax would be £1,828.

Abertillery conveyancing solicitors will inform a purchaser of the home's council tax band after this is confirmed by the searches.

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 £1,371.

Other discounts and exemptions could also apply, e.g. unoccupied properties undergoing major repairs or if the property is a 'granny annexe'.

Band Blaenau Gwent County Borough Tax (2018)
A £1,219
B £1,422
C £1,625
D £1,828
E £2,234
F £2,640
G £3,047
H £3,656
I £4,265

Can I dispute my band?

From April 2016 to March 2017, 20 council tax challenges were made, and 10 saw a subsequent reduction. To challenge your banding contact:

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

Stamp Duty on Abertillery properties

After a home sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the Stamp Duty Land Tax is paid to HMRC.

If your home costs more than £125,000 then you will have to pay stamp duty.

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 Land Tax examples for typical properties in Abertillery:

  Average selling price (2017) SDLT
Average price £81,368 £0.00
Average price (detached) £200,896 £1,517.92
Average new build £130,000 £100.00

Stamp duty relief for first-time buyers in Abertillery

First-time buyer stamp duty relief is available on property purchases below £300,000. Higher rates of stamp duty apply to buyers of second property in the form of an SDLT surcharge of 3%. For example, if a homeowner bought a second home in Abertillery for the average price of £81,368 the stamp duty would be £2,441.04.

Conveyancing solicitors in Abertillery should confirm the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Abertillery

New build site

The risks associated with owning a leasehold property should be a source of concern for leasehold home buyers. Exponential ground rents, marriage value issues and incomplete management company accounts are among the many common complications awaiting the unsuspecting buyer.

Erroneous leasehold advice, from a conveyancer lacking in specialist knowledge, could lead to serious consequences.

A expert conveyancing solicitor in Abertillery will consider potential leasehold issues, e.g. dealing with freeholders, reviewing the lease and sinking funds.

Ensure that you are fully-informed regarding your planned purchase with our leasehold conveyancing solicitors.

Buying a 'New Build' property in Abertillery?

House being built

7 new build houses and flats were purchased in Abertillery last year, based on information from the HM Land Registry. The average purchase price of new build properties in Abertillery is £130,000.

A new-build conveyancing solicitor in Abertillery must be aware of both local Abertillery issues as well as the added complexities of new build, like ensuring compliance with planning regulations, ensuring that new build mortgage conditions are met and working with warranty providers such as NHBC, LABC New Home Warranty and Global Home Warranties.

Quittance Conveyancing deliver an independent view of the property's legal status, paying close attention to factors ranging from the home's future marketability to likely freehold acquisition traps.

Conservation areas in Blaenau Gwent

If you are buying a residential property in one of Abertillery's conservation areas, the property will need to meet any conservation area conditions. Called Article 4 directions, these building controls may include:

  • Limits on the use of non-traditional building materials
  • A ban on VELUX windows
  • Restrictions on outbuildings and extensions

The local council can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Abertillery.

Conveyancing - Selling a property in Abertillery

The conveyancing process on a house sale is simpler than for a property purchase. For a house purchase, the burden lies entirely with the buyer to determine whether the title of the property is legally sound.

On the other hand, when selling, conveyancing solicitors in Abertillery acting for the person selling just answer any enquiries made by the buyer's solicitor.

What could jeopardise the sale of your property?

A property will often come with issues (for example not being insurable) that can slow or frustrate a sale.

Property specialists will almost always advise to sellers that they handle such issues as soon as they come to light.

Further reading:

Read more helpful advice for sellers here.

Leasehold

The conveyancing process for a leasehold flat or house is much more involved in comparison with a freehold house.

Conveyancing solicitors in Abertillery will also need to carry out additional work, and this could include asking for ground rent details, through to looking into potential forfeiture proceedings.

To accelerate the handling of the leasehold work, it is highly recommended that you contact a leasehold expert as early in the process as possible, and potentially before marketing the property,.

What if Quittance is already acting for the other side?

Solicitors Regulation Authority rules restrict the same conveyancing solicitor from working on behalf of both sides in a house sale. However, CLC-regulated conveyancers, can act for both the buyer and the seller.

If you are buying or selling a house or flat in Abertillery, and we are acting for the other side, you may wish to contact a law firm in Abertillery to carry out your legal work.

Local Abertillery conveyancing solicitor directory

  • Granville-West Chivers & Morgan, 49 Church Street, Abertillery, Blaenau Gwent, NP13 1DB
  • Lewis & Lines, Commercial Chambers, Abertillery, Gwent, NP13 1YB

Conveyancing - Remortgaging a property in Abertillery

The most common reason people remortgage their home is to secure a lower interest rate. There are also other reasons to consider remortgaging, including the current mortgage deal coming to an end, or extending the mortgage term.

You can appreciate the benefits of a lower rate sooner by using a more proactive conveyancing solicitor in Abertillery. They will work to reduce the processing time of the conveyancing. With the base rate set at 0.5% (May 2018) and the future of interest rates unclear, fast conveyancing can play a key role in securing your preferred rate.

It is critical that the property lawyer handling your remortgage can also act for your chosen mortgage lender. Our conveyancing team are on all major UK lenders' panels, so whether you are changing to a 95% mortgage with the HSBC or to a discounted-rate mortgage with the Monmouthshire Building Society, our remortgage team can assist.

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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