Updated: October 12, 2018

Barry conveyancing solicitor fees and costs

No Move, No Fee conveyancing in Barry

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

Are Barry conveyancing fees and costs fixed?

Some conveyancing solicitors in Barry carry out the legal work on a fees per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Quittance's conveyancing solicitors work on a No Sale, No Fee basis, with no hidden extras. Your conveyancing 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 conveyancing fees?

You will have to pay any 'disbursements', in addition to conveyancing solicitor fees.

Disbursements are the third-party costs that your conveyancer will pass on to you at the end of the conveyancing process, such as Stamp Duty Land Tax (SDLT) or office copies and title plans.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Barry cost?

Though conveyancing fees in Barry will be the same as anywhere else in the UK, the disbursements required can vary. For example, specific extra searches, such as transport searches, may be necessary and council search fees will vary.

For standard conveyancing transactions, the fees we quote are the fees you pay. With Quittance, there are no hidden fees or surprises in the small print. Work out the conveyancing fees for your move, with our conveyancing 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 Barry

When carrying out the legal work for a property purchase, the Barry conveyancing solicitor will examine the draft contract and investigate the property's title and report back to the buyer and the lender.

The conveyancer will make recommendations once their enquiries are complete, deal with any legal issues and make sure that the title is registered in the name of the new buyer.

The following section sets out useful information for people who want conveyancing solicitors in Barry for a purchase.

Your Barry conveyancing solicitor must be lender-approved

Before choosing a conveyancing solicitor in Barry, you need to check that they can act in the interests of your chosen lender, whether you are taking out a mortgage from Santander, the Leeds Building Society or any other lender.

Your conveyancer may be unable to act for your chosen lender, because some banks and building societies are only happy to work with a restricted panel of law firms that match certain criteria.

Under these circumstances, the lender will probably need an alternative solicitor firm to carry out the legal work, and you will usually need to pay this alternative lawyer's fees. Resulting delays can jeopardise the whole purchase.

Not checking your conveyancing solicitor's lender panel status could jeopardise the sale.

Quittance Conveyancing are on the panel of all banks and other lenders.

Conveyancing Searches (Vale of Glamorgan Council)

Property searches (sometimes referred to as 'conveyancing searches') are questions submitted to public bodies by Barry conveyancing solicitors to give details about your new home. They include:

SearchDescription
Local Authority (LA) searchcontains information about the property and surrounding area held by Vale of Glamorgan Council
Environmental searchshows risks within 500 metres of the property, such as toxic chemicals in the land
Drainage & Water searchincludes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
Chancel repair liabilitythere is a risk that some Barry properties owe a liability to the local parish to pay for church repairs. Insurance can be taken out to protect against this liability.

Further searches, such as a Crossrail search or a ground stability report, may also be recommended in the initial search results.

Purchasers can expect to wait around 13 weeks for LA searches provided by Vale of Glamorgan Council, so it will be worthwhile to use a quicker private search company.

Checking planning status

The conveyancing solicitor acting for the buyer will get an 'Official Copy of the Title Register' from HM Land Registry, helping to identify any potential issues. Examples of these include the title plan showing only very general boundaries or that a restrictive covenant has been breached.

Vale of Glamorgan Council Tax

The council tax paid by a homeowner is based on various criteria that include the size of the property and the value of the home as determined by the VOA in 1991. E.g. for an average Tax Band D home in Barry, the amount payable would be £1,466.

A conveyancing solicitor in Barry will inform a buyer of the property's tax 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 reduces the tax due to 75% which would equal £1,099.

Other discounts and exemptions may 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 Vale of Glamorgan Tax (2018)
A £977
B £1,140
C £1,303
D £1,466
E £1,792
F £2,117
G £2,443
H £2,932
I £3,421

A homeowner can apply for their property to be reassessed, and if the valuation is revised down, they may receive a refund. To challenge your banding contact:

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

Stamp Duty on Barry properties

When purchasing a home, Stamp Duty Land Tax will probably need to be paid if the property is valued at over £125k. The buyer's conveyancing solicitor will ensure that the stamp duty is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.

Quittance Conveyancing is able to administer the Stamp Duty Land Tax process faster and more efficiently than ever, using integrated online systems.

This table sets out stamp duty for typical property in Barry:

  Average sale price (2017) Stamp Duty Land Tax
Average price £170,351 £907.02
Average price (detached) £264,010 £3,200.50
Average new build £187,602 £1,252.04

Stamp duty relief for first-time buyers in Barry

Relief is available on home purchases below £300,000 for first-time buyers. If you are buying a second home for in excess of £40,000 then you will have to pay a 3% SDLT surcharge. Following the example above, if a homeowner bought a second home in Barry for the average price of £170,351 the SDLT would be £8,517.55.

Barry conveyancing solicitors will ensure their client pays the right amount.

Buying a flat? Leasehold conveyancing in Barry

New build site

Purchasing a leasehold property can be challenging when compared to purchasing a freehold property. Increasing ground rents, unfair developer practices and unreasonable lease extension premiums are only some of the many traps awaiting an uninformed purchaser.

Erroneous leasehold advice, from a solicitor who has only ever handled freehold cases, could have costly, long-term consequences.

A specialist conveyancing solicitor in Barry will consider potential leasehold issues, e.g. service charge records from the last three years, unexpired lease terms and managing agent or landlord enquiries.

Ensure that you are aware of all the potential issues and costs associated with the lease thanks to our leasehold conveyancing solicitors.

Buying a 'New Build' property in Barry?

Building site

The average value of Barry new builds is £60,498. 1 newly-constructed homes have been bought in Barry in 2018 so far.

Buying a new build property requires more technical knowledge than 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Barry must be aware of Barry-specific issues and should check a range of issues, e.g. dealing with fast exchange timeframes and confirming building regulation compliance.

Our new build conveyancing department will provide an expert assessment of the legal status of the property, scrutinising contract factors ranging from unfair leasehold conditions to an assessment of other risks, such as future local development.

Glamorgan Conservation areas

Whether you are purchasing a thatched cottage or a Victorian family home, if the property is in a defined conservation area, your plans to develop the property may not be accepted by Vale of Glamorgan.

These building controls, referred to as Article 4 Directions, can include:

  • Limits on roof terraces
  • Restrictions on dormer windows
  • Requiring consent to alter doors and guttering

The local planning authority can order any non-compliant alterations to a property to be changed or removed, such as replacing uPVC windows with traditional wooden frames.

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

Conveyancing - Selling a property in Barry

Conveyancing for a sale of a house or flat is much simpler than when buying. When a house or flat changes hands, caveat-emptor' means that the onus is solely on the buyer to determine whether the title of the property is mortgageable and free from legal issues.

On the other hand, when selling, conveyancing solicitors in Barry acting for the vendor just answer the buyer's solicitor's formal enquiries.

Factors that could delay or endanger a property sale

Hurdles, like a landlord dispute on a leasehold property, could threaten your move if they are ignored.

Don't shy away from finding a solution, waiting to see if the problem is discovered, instead talk to a professional, face the issues head on, and find a solution proactively.

Further reading:

Read more helpful advice for sellers here.

Leasehold flats

The conveyancing process for a leasehold flat or house is quite a lot more complex than for a freehold house.

Conveyancing solicitors in Barry will also need to carry out additional work, including requesting the latest service charge and ground rent statement, through to details of any slush fund for property maintenance.

In order to resolve any leasehold difficulties faster, it is recommended that the seller instruct a solicitor as early in the process as possible, potentially before putting the property on the market,.

Can Quittance conveyancers act for both the buyer and the seller in a single transaction?

Solicitors Regulation Authority (SRA) rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase. However, a CLC-regulated conveyancer, can act for both sides.

If you are buying or selling a Barry home, and we are carrying out the legal work for the other side, you could contact a local Barry conveyancing solicitor firm to handle your legal work.

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Conveyancing - Remortgaging a property in Barry

Reducing monthly repayments by finding a lower rate is usually the main reason why people opt to remortgage. There are other reasons, including releasing capital, or getting on to a new fixed-rate deal.

Homeowners can appreciate the benefits of a lower rate faster by using a more proactive conveyancing solicitor in Barry. They will work to shorten the processing time of the legal work. With the Bank of England base rate now at 0.5% (May 2018), fast conveyancing can be a contributing factor to securing the rate you want.

In order to certify that the interests of the lender are protected, the property lawyer handling your remortgage will act for both you and your new 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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