Updated: October 12, 2018

Ammanford conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Ammanford

Conveyancing solicitor fees will be paid conveyancing solicitors in Ammanford for handling the legal work for your move.

How are Ammanford conveyancing fees calculated?

Our conveyancers work on a fixed No Sale, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Ammanford who work on a fees per hour basis. Your quote explains all fees and other costs you will be charged when your property transaction has completed.

Are there any other costs?

You must cover the cost of any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the costs incurred by the solicitor on your behalf, such as Stamp Duty or telegraphic transfer fees.

See: How much should conveyancing fees cost?

How much will the total conveyancing fees in Ammanford cost?

Conveyancing solicitor fees in Ammanford should not vary, wherever you are buying or selling in the UK. There may, however, be some variation in certain disbursements. As examples, specific extra searches, such as a historic mining search, may be necessary and council search fees will vary.

There are no hidden costs or nasty surprises with Quittance. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Work out the conveyancing fees for your move, with our conveyancing calculator: Click here

Quittance's conveyancing fees were considerably cheaper than the average solicitors' fees

Conveyancing - Buying a property in Ammanford

Caveat emptor (buyer beware), was a key part of property law in England and Wales. Since the repeal of the Property Misdescriptions Act in 2013, this rule no longer applies. However, a purchaser must still carry out due diligence on a planned purchase.

A Ammanford conveyancing solicitor will offer professional advice after making their enquiries, offer pragmatic solutions and ensure that the change of ownership is registered at the Land Registry.

The following examines those areas of the legal process for conveyancing solicitors in Ammanford where a deeper understanding of the legal technicalities is crucial.

Your Ammanford conveyancing solicitor must be lender-approved

Whether your mortgage is with a large lender like Barclays Bank or a less common mortgage lender such as the Hinckley and Rugby Building Society, before you appoint a conveyancing solicitor in Ammanford you must confirm that they can act on behalf of your mortgage lender.

The majority of lenders only accept a select list (referred to as a 'panel') of firms. If your conveyancer cannot act for your mortgage lender, the lender will likely require a second solicitor firm to complete the legal work.

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

Your property purchase could be jeopardised by failing to check your solicitor's lender panel status.

Our conveyancing solicitors can act on behalf of all banks and building societies.

Property Searches (Carmarthenshire County Council)

Property searches are carried out by Ammanford conveyancing solicitors to unearth issues that might impact the value of the property you intend to buy.

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

Your solicitor will notify you if your chosen lender requires any further searches, e.g. a highways search or a more detailed environmental report.

Carmarthenshire County Council has a usual lead time of 6 weeks for conveyancing searches, so faster personal searches will be recommended.

Planning issues

Office copies will also be obtained by your conveyancing solicitor. This will help to identify any planning issues. Examples of these include a restrictive covenant against certain alterations or discrepancies between the property boundaries and the title plan.

Carmarthenshire County Council Council Tax

Carmarthenshire County Council calculate council tax on Ammanford homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance for an average Tax Band C home in Ammanford, the amount of council tax would be £1,334 per year.

Ammanford conveyancing solicitors will inform a buyer of the property's band once this is confirmed by the searches.

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 (25%) would reduce the tax due to £1,000.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if an occupier is a student nurse.

Band Carmarthenshire County Council Tax (2018)
A £1,000
B £1,167
C £1,334
D £1,500
E £1,834
F £2,167
G £2,501
H £3,001
I £3,501

Can I dispute my council tax rate?

In 2016/17, 70 council tax challenges were made, and 20 saw a subsequent reduction. To appeal contact:

Valuation Office Agency
180 High St
West Glamorgan

Stamp Duty on Ammanford properties

After a property sale has exchanged and completed, the purchaser's conveyancing solicitor will ensure that the stamp duty is paid to HMRC.

When buying a home, stamp duty will probably need to be paid if the property is valued at over £125k.

Quittance Conveyancing's integrated conveyancing case management system integrates with online SDLT filing systems to ensure that the stamp duty is paid in full quickly and with minimal fuss.

This table sets out Stamp Duty Land Tax for property in Ammanford:

  Average sale price (2017) Stamp Duty Land Tax
Average price £134,233 £184.66
Average price (detached) £181,288 £1,125.76
Average new build £137,349 £246.98

Stamp duty relief for first-time buyers in Ammanford

Since 2017, first-time buyers only need to pay stamp duty on properties valued over £300,000. Homeowners must pay a higher rate of SDLT when buying a second home. Following the example above, if a homeowner bought a second home in Ammanford for the average price of £134,233 the SDLT would be £6,711.65.

Ammanford conveyancing solicitors will ensure an accurate calculation is made.

Buying a flat? Leasehold conveyancing in Ammanford

New build site

The potential pitfalls of buying a leasehold property in England or Wales are well documented. There are many legal issues that may be awaiting the unsuspecting buyer, including increasing ground rents and overpriced managing agent packs.

Misguided leasehold advice, from a conveyancing solicitor with little specialist experience, can have serious consequences.

If you are planning to purchase a property with a lease, a specialist conveyancing solicitor in Ammanford will address aspects of leasehold, such as reserve funds, annual statements of account and budgets for service charges and reviewing the lease itself (many leases are decades old).

Our leasehold conveyancing solicitor team will ensure that you are fully-informed regarding your planned purchase.

Buying a 'New Build' property in Ammanford?

Building site

According to Her Majesty's Land Registry data, the average purchase price of a new build property in Ammanford is £137,349. 11 brand new properties were purchased in Ammanford last year.

A new-build conveyancing solicitor in Ammanford must be aware of both local Ammanford issues as well as new build's added complexities, including confirming Section 38 agreements, dealing with lender conditions and working with warranty providers, including NHBC, Zurich Municipal and Foundation.

Our award-winning new build team are experts in new build purchases and working to developer exchange timeframes.

Conservation areas in Carmarthenshire

If you are intending to purchase a house in a conservation area in Ammanford, the property must not breach any conservation area conditions. Referred to as Article 4 directions, these restrictions can include:

  • Restrictions on the addition of a porch
  • Possible restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

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

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

Conveyancing - Selling a property in Ammanford

The conveyancing process on a property sale is less complicated than when buying. The buyer's conveyancing solicitor has to carry out a detailed investigation on the property and its legal title, whereas conveyancing solicitors in Ammanford acting for the seller effectively just collates requested paperwork (e.g. warranties and certificates) and answers the buyer's questions .

What could jeopardise your property sale?

Hurdles, like being in an area threatened by local development, can actually derail a transaction if left unresolved.

In general, it is a good idea for vendors to handle these issues without delay.

Recommended reading:

Read more conveyancing advice for sellers.

Leasehold flats

The conveyancing process for a leasehold flat or house is significantly more time-consuming than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Ammanford will usually undertake additional tasks, including getting the latest service charge and ground rent statement, through to details of any required deed of covenant.

To reduce leasehold-related delays, it is recommended that the seller instruct a property lawyer as soon as possible.

Can your conveyancing solicitors act for both sides?

A conveyancer regulated by the CLC can act for both sides. However, SRA regulations ban the same solicitor from working on behalf of both sides in a property sale and purchase.

If you are buying or selling a house or flat in Ammanford, and one of our conveyancing solicitors is acting for the other side, you can contact a property solicitor firm in Ammanford to handle your legal work.

Local Ammanford conveyancing solicitor directory

  • Philip Avery & Co. Limited, 12 High Street, Ammanford, Carmarthenshire, SA18 2LY
  • Gary Jones Solicitors, 42 College Street, Ammanford, Dyfed, SA18 3AF
  • Llys Cennen Solicitors, 52 College Street, Ammanford, Dyfed, SA18 3AG
  • Salter Kelly, 31 Quay Street, Ammanford, Dyfed, SA18 3BS
  • Steadman Jones Ltd, 12 College Street, Ammanford, Carmarthenshire, SA18 3AF

Conveyancing - Remortgaging a property in Ammanford

Saving money on a lower rate is primarily why homeowners decide to switch lenders. There are other reasons, for example fixing the mortgage on a new discounted rate, or releasing capital to pay off other debts.

You can appreciate the benefits of a lower rate faster by using a more proactive conveyancing solicitor in Ammanford, reducing the time the conveyancing takes to complete. With the future of interest rates uncertain, fast conveyancing can be a contributing factor to getting on to the rate you want.

It is important that your property lawyer can also act for your new mortgage provider. Our conveyancers are on the panel for all major UK lenders. So whether you are switching to a tracker with Santander or to a joint mortgage with the Darlington 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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