Updated: October 12, 2018

Aberystwyth conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Aberystwyth

Conveyancing solicitor fees will be paid to your Aberystwyth conveyancing solicitor for carrying out the legal work for a property transaction.

How are Aberystwyth conveyancing fees calculated?

Our conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no hidden costs, unlike some other conveyancing solicitors in Aberystwyth who carry out the legal work on a price per hour basis. Your quote explains all fees and other costs you will be charged when your sale or purchase goes through.

Are there any other costs?

In addition to the legal fees you will also need to budget for 'disbursements'.

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 property searches or leasehold information packs.

See: Complete list of conveyancing fees

How much will the total conveyancing fees in Aberystwyth cost?

Though conveyancing fees in Aberystwyth will usually match prices elsewhere in the UK, the disbursements required can vary. For example, specific extra searches, such as a commons registration search, may be necessary and Local Authority (LA) Search fees will vary.

With Quittance Conveyancing, there are absolutely no hidden costs. 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's conveyancing fees were considerably cheaper than the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Aberystwyth

In carrying out the legal work for the purchase of a house or flat, a Aberystwyth conveyancing solicitor will look into the title of the property and report back in detail to the buyer and the lender.

After making their enquiries the conveyancer will offer suggestions and advice and will assist in resolving any issues and ensure that the full legal ownership is transferred.

The following examines those residential property types that involve additional hazards for homebuyers looking for conveyancing solicitors in Aberystwyth.

Your Aberystwyth conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like the HSBC or a financial institution such as the Darlington Building Society, before you instruct a conveyancing solicitor in Aberystwyth you must confirm that they can act for your lender.

A lot of banks and building societies will only accept a restricted list (called a 'lender panel') of law firms that meet stringent standards. If a conveyancer is not on the panel of your lender, the lender will require a second firm to complete the legal work.

The buyer will be expected to pay this alternate lawyer's fees, and weeks could be added to the conveyancing process.

Not checking your property lawyer's lender panel status could mean significant delays.

Our solicitors can carry out the legal work for all major and minor banks and building societies.

Ceredigion County Council searches and other searches

Searches are carried out by Aberystwyth conveyancing solicitors to help spot planning, development and environmental issues that could possibly undermine how much the property you are buying will be worth. They include:

SearchDescription
Local Authority (LA) searchreveals planning applications, decisions and enforcement notices for planning breaches.
Environmental searchidentifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Chancel repair liabilitydescribes the insurance to protect against any liability owed by Aberystwyth properties for local parish repairs.

More specialised searches, such as a tin mining search or a ground stability report, may also be referred to in the standard searches.

Ceredigion County Council has a typical turnaround time of 7 weeks for conveyancing searches, so faster personal (as opposed to official) searches will be recommended.

Finding planning permissions

The conveyancing solicitor acting for the buyer will obtain an 'Official Copy of the Title Register' from HMLR. This helps to find potential planning issues. These issues could include that a restrictive covenant has been breached or outbuildings lying outside the boundary.

Ceredigion County Council Council Tax

The council tax paid by a homeowner is based on a number of factors which include the layout of the property and the value of the home as determined by the VOA in 1991. For instance the occupier of a Band D home in the Ceredigion County Council area would pay annual council tax of £1,484.

A conveyancing solicitor in Aberystwyth will inform a purchaser of the home's tax 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 reduces the tax due to 75% which would equal £1,113.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or if an occupier is an apprentice school leaver or YTS trainee. The Valuation Office Agency (VOA) work out council tax bandings for new build homes, and where the owner has requested a revaluation.

Band Ceredigion County Council Tax (2018)
A £989
B £1,154
C £1,319
D £1,484
E £1,813
F £2,143
G £2,473
H £2,967
I £3,462

Could I be overpaying council tax?

To appeal contact:

Valuation Office Agency
Government Buildings
Picton Terrace
Carmarthen
Wales
SA31 3BT

From April 2016 to March 2017, 50 council tax challenges were made, and 20 resulted in a reduction.

Stamp Duty on Aberystwyth properties

Given the complexity of the SDLT1 tax return form, only the fearless would attempt to complete and file this with HMRC without a conveyancing solicitor's help.

If you are buying a house that costs over £125,000, then you will have to pay Stamp Duty Land Tax to HMRC.

Quittance will complete the SDLT1 form for you at the point your purchase completes.

See examples for average Aberystwyth properties:

  Average sale price (2017) Stamp Duty
Average price £196,887 £1,437.74
Average price (detached) £242,016 £2,340.32
Average new build £156,150 £623.00
Since 1st April 2016, buyers of second homes are subject to a 3% SDLT surcharge, even if the home is not let out. E.g. if a second home was bought for £196,887 then the SDLT including the surcharge would be £9,844.35. .

Stamp duty relief for first-time buyers in Aberystwyth

As from Nov 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k.

Conveyancing solicitors in Aberystwyth should ensure the right amount is calculated.

Buying a flat? Leasehold conveyancing in Aberystwyth

New build site

Purchasing a leasehold property if you are unaware of the facts is ill-advised. Numerous technical obstacles may be lying in wait for the unsuspecting purchaser, including unfair developer practices and exponential ground rents.

Incomplete leasehold information, delivered by an inexperienced solicitor, can have costly, long-term consequences.

If you are planning to purchase a house or flat with a lease, a experienced conveyancing solicitor in Aberystwyth will address aspects of leasehold, for example understanding regional and era-specific nuances of leases, reviewing correspondence between the freeholder and leaseholder and service charges, ground rents and buildings insurance arrangements.

Make sure that you are fully-informed regarding your planned purchase thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Aberystwyth?

Building site

17 new builds were purchased in Aberystwyth last year, based on information from Her Majesty's Land Registry. The average sale price of new builds in Aberystwyth is £156,150.

Acquiring a new build requires more technical knowledge than 'standard conveyancing'. Therefore a conveyancing solicitor in Aberystwyth must be conscious of local Aberystwyth issues and will need to investigate several key factors, like investigating developer incentives and confirming right of way over drains and sewers.

Our team of conveyancers specialise in working to tight developer deadlines and representing buyers to achieve the best outcome.

Ceredigion Conservation areas

Your conveyancing solicitor will need to confirm if the property you are intending to buy is in one of Aberystwyth's conservation areas. If it is, the property is affected by building controls. These building controls can include anything from restrictions on the addition of flues and soil vent pipes, to restrictions on replacing windows.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a new garden wall.

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

Conveyancing - Selling a property in Aberystwyth

The legal work involved in a house sale is less complicated than when purchasing. With a purchase, the onus lies entirely with the buyer to establish that the house or flat can be mortgaged and is free from legal issues.

In contrast, for a sale, conveyancing solicitors in Aberystwyth acting for the vendor need only answer enquiries made on behalf of the buyer.

What could go wrong?

Obstacles, like a dispute with a neighbour, can actually protract the conveyancing process if left unresolved.

You shouldn't bury your head in the sand and hope the buyer's solicitor won't notice - seek out professional help instead, square up to the issue(s), and find a solution ASAP.

Recommended reading:

For more conveyancing advice for sellers click here.

Leasehold flats

Conveyancing for a leasehold flat or house is quite a lot more technical in comparison with a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Aberystwyth will need to conduct additional work, which could include collating all relevant freeholder information or a copy of the lease.

To speed up the leasehold conveyancing process, it is recommended that you contact a property lawyer with leasehold experience as soon as is practicable.

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

A conveyancer who is regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a property solicitor firm in Aberystwyth to handle your legal work, if one of our conveyancing solicitors is carrying out the legal work for the other side.

Local Aberystwyth conveyancing solicitor directory

  • Alun Thomas & John, Crynfryn, Eastgate, Aberystwyth, Ceredigion, SY23 2AR
  • Brunton & Co, 6 Upper Portland Street, Aberystwyth, Ceredigion, SY23 2DU
  • Godwins, 56 Portland Street, Aberystwyth, Ceredigion, SY23 2DX
  • Humphrey Roberts & Bott, 1 Alfred Place, Aberystwyth, Ceredigion, SY23 2BS

Conveyancing - Remortgaging a property in Aberystwyth

By far the most common reason homeowners remortgage their home is to get a lower interest rate. Other reasons to consider remortgaging include releasing funds to help kids get on the property ladder, or getting on to a new fixed-rate deal.

A proactive conveyancing solicitor in Aberystwyth will complete the conveyancing quickly, perhaps saving you from a payment or two at your old rate. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting onto your new rate as quickly as possible.

It is vitally important that the property lawyer carrying out the remortgage can act for your preferred mortgage provider. Quittance Conveyancing are on all major UK lenders' panels. So whether you are moving to an offset mortgage with the Co-operative Bank or to a two-year discount 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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