Updated: October 12, 2018

Bargoed conveyancing solicitor fees

No Move, No Fee conveyancing in Bargoed

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

Do Bargoed conveyancing solicitors work on a fixed fee basis?

We work on a fixed No Sale, No Fee conveyancing basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Bargoed who will work on a cost per hour basis. Your quote sets out what fees you will need to pay when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

In addition to the solicitor's conveyancing fees you will also have to cover any 'disbursements'.

Disbursements are fees that a property lawyer must pay to other companies during the process of buying or selling your home, such as local authority searches or leasehold information packs.

See: A guide to conveyancing fees, costs and disbursements

How much will the total Bargoed solicitor conveyancing fees be?

Conveyancing fees in Bargoed will be the same as anywhere else in the country. However, the costs of certain disbursements can vary. For example, Local Authority Search fees can vary and additional region-specific searches, such as a flooding search, may be needed.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard conveyancing transaction, 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 Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Bargoed

Caveat emptor (buyer beware), was a fundamental principle of property law in England and Wales. The 2008 Consumer Protection Against Unfair Trading Regulations (CPRs) have effectively abolished this rule, however, and it remains the duty of a buyer's legal representative to investigate the house or flat they plan to buy.

The Bargoed conveyancing solicitor will offer professional advice following their enquiries, assist in resolving any issues and confirm that the legal title passes to the new owner.

This part of the article discusses those types of property which could be of concern to people who want conveyancing solicitors in Bargoed for a purchase.

Your Bargoed conveyancing solicitor must be lender-approved

Property purchasers can choose from many lenders, from a financial institution like the Manchester Building Society, to a large lender such as NatWest. Before you appoint a conveyancing solicitor in Bargoed, whoever you choose, it is vital that you check that they are on the approved solicitor panel of your chosen lender.

Your lawyer may not be able to carry out the legal work for your chosen lender, because some lenders are only prepared to work with a select group (often referred to as a 'panel') of solicitors or licensed conveyancers.

In this case, the lender will probably need a second legal firm to act in their interests, and you will usually need to pay this alternative solicitor's fees. The additional work can mean the process takes much longer.

Not checking the lender panel status of your solicitor could result in serious delays.

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

Caerphilly County Borough Council searches

Searches are submitted by Bargoed conveyancing solicitors to unearth any significant issues that might possibly compromise the value of your property.

Searches are primarily carried out to satisfy the conditions of the lender. These will include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.

You will be made aware if your lender needs any additional searches, for example a highways search or an energy search.

Homebuyers can expect a lead time of up to 9 weeks for property searches from Caerphilly County Borough Council. As a result, quicker regulated searches will be recommended.

Planning searches

Official Entries will also be sourced from the Land Registry by your conveyancing solicitor. This will help to identify potential planning issues. These issues could include restrictive covenants governing the use of the property or discrepancies between the property boundaries and the title plan.

Caerphilly County Borough Council Council Tax

The amount of council tax a homeowner in Bargoed will pay to Caerphilly County Borough Council will depend on the property's value and the number of residents. The occupier of a property in Tax Band B, for example, would owe annual council tax of £1,018.

Conveyancing solicitors in Bargoed will inform the buyer of the home's council tax band once they are made aware.

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 £763.

Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or structural changes or if the property is occupied by someone who is seriously mentally impaired.

Band Caerphilly County Borough Council Tax (2018)
A £872
B £1,018
C £1,163
D £1,309
E £1,600
F £1,890
G £2,181
H £2,617
I £3,054

Can I dispute my band?

To appeal contact:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
CF14 5GR

It is possible to challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made. 10 were approved and the tax was reduced.

Stamp Duty on Bargoed properties

Stamp Duty Land Tax is paid after an SDLT1 form is completed. The form is hard to understand in places - even some non-conveyancing solicitors struggle with it.

SDLT is only applicable to homes where the purchase price exceeds £125,000.

Our post-completion conveyancing team use state-of-the-art case management system to ensure the SDLT1 tax return is submitted to HMRC as quickly as possible.

See examples for typical Bargoed properties:

  Average selling price (2017) SDLT
Average price £94,485 £0.00
Average price (detached) £186,125 £1,222.50
Average new build - -

Stamp duty relief for first-time buyers in Bargoed

Since November 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300k. If you already own another home or share in a home , anywhere in the world you will be subject to a surcharge of 3%. Following the example above, if a homeowner bought a second home in Bargoed for the average price of £94,485 the SDLT would be £2,834.55.

Bargoed conveyancing solicitors will ensure the correct amount is calculated.

Buying a flat? Leasehold conveyancing in Bargoed

New build site

The possible drawbacks of buying a leasehold property are a source of concern for leasehold property buyers. There are any number of potential traps that may be lying in wait for an uninformed purchaser, including:

  • spiralling ground rents
  • marriage value issues
  • undisclosed major works
  • reversionary interests
Serious consequences can result from an inexperienced property lawyer's misguided leasehold advice.

A competent conveyancing solicitor in Bargoed will consider possible leasehold issues, for example reserve funds, current-year service charge estimates and reviewing the lease itself (leases can be 10's or even 100's of years old).

Ensure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Bargoed?

House under construction

According to data gathered by the Land Registry, the average purchase price of Bargoed new build properties is -. - newly-constructed homes -.

A new-build conveyancing solicitor in Bargoed must be mindful of local Bargoed issues and the complications associated with new build, e.g. ensuring that the contract is in the buyer's favour and handling the uncertainties of buying off plan.

Our award-winning team of conveyancers are specialists in meeting short developer deadlines and new build purchases.

Conservation areas in Caerphilly

If you are purchasing a house in a conservation area in Bargoed, the property must not breach any conservation area restrictions. Called Article 4 directions, these conditions may include:

  • Restrictions on replacing windows
  • Restrictions preventing the addition of new access
  • Restrictions on side or two-storey extensions

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 confirm whether the property you are buying is located in one of Bargoed's conservation areas.

Conveyancing - Selling a property in Bargoed

The legal side of a sale of a house or flat is more straightforward than for a purchase. When buying, the obligation lies entirely with the buyer to discover whether the title of the property they are buying is mortgageable and free from legal issues.

In contrast, for a sale, conveyancing solicitors in Bargoed acting for the seller need only respond to the purchaser's enquiries.

What could put the sale of your property at risk?

Issues, such as issues with neighbours' rights over the property or being situated on an unadopted road, can seriously delay the sale process if not handled appropriately.

Property experts usually advise that vendors address such issues immediately.

Further reading:

For more conveyancing advice for sellers click here.

Sale conveyancing for a leasehold property

The legal work for a leasehold flat or house is quite a lot more time-consuming compared to a freehold house.

Conveyancing solicitors in Bargoed will also carry out additional work, for example sourcing service charge accounts, through to details of historical insurance claims.

It is recommended that you instruct a property lawyer with leasehold experience as soon as possible to ensure the legal technicalities are handled correctly.

Can Quittance conveyancers act for both parties?

SRA rules ban the same solicitor from acting on both sides in a house sale and purchase. CLC-regulated conveyancers, however, can act for both the buyer and the seller.

If you are buying or selling a Bargoed property, and we are carrying out the legal work for the other side, you may want to instruct a property solicitor firm in Bargoed to undertake your legal work.

Local Bargoed conveyancing solicitor directory

  • Michael Leighton Jones Solicitors, 53 Hanbury Road, Bargoed, Mid Glamorgan, CF81 8XD
  • Gough Thorne LLP, 1 Hanbury Square, Bargoed, Mid Glamorgan, CF81 8QQ

Conveyancing - Remortgaging a property in Bargoed

Securing a lower interest rate is usually the main reason why people opt to remortgage. There are other reasons, such as switching from interest-only to repayment, or releasing funds to help kids get on the property ladder.

A proactive conveyancing solicitor in Bargoed can reduce the remortgage processing time, meaning you move to your lower rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can be a crucial factor in getting the mortgage rate you want.

So that they can make sure that the lender's interests are protected, a property lawyer will act for both you and the mortgage provider.

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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