Updated: October 12, 2018

Blaenau Gwent conveyancing solicitor fees

No Move, No Fee conveyancing in Blaenau Gwent

Conveyancing solicitor fees are what you pay to your Blaenau Gwent conveyancing solicitor for the legal work for a home sale or purchase.

Do Blaenau Gwent conveyancing solicitors work on a fixed fee basis?

Our solicitors work on a fixed No Move, No Fee basis with no unexpected, additional costs, unlike some other conveyancing solicitors in Blaenau Gwent who offer services on a cost per hour basis. Your conveyancing quote explains what you will be charged when your property transaction has completed.

Besides conveyancing fees, what other costs are there?

You must cover the cost of 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. These include costs like Stamp Duty Land Tax or TT fees.

See: A guide to conveyancing fees, costs and disbursements

How much will the total conveyancing fees in Blaenau Gwent cost?

Conveyancing solicitor fees in Blaenau Gwent will be the same as anywhere else in the UK. There may, however, be some variation in certain disbursements. As examples, additional region-specific searches, such as a mining search, may be needed and Local Authority (LA) Search fees will vary.

For a standard home sale or purchase, the fees we quote are the fees you pay. There are no hidden fees or costs to be paid with Quittance Conveyancing. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here

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

Conveyancing - Buying a property in Blaenau Gwent

The legal work for a property purchase will need the Blaenau Gwent conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from problems with the property's title to a flying freehold affecting the future saleability of the property.

The property lawyer will report their findings back to the buyer and their lender, offer practical solutions and register the title in the new owner's name.

The following section gives recommendations for people who want conveyancing solicitors in Blaenau Gwent for a purchase.

Your Blaenau Gwent conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from NatWest, the Ecology Building Society or any other lender, before you appoint a conveyancing solicitor in Blaenau Gwent it is essential that you check that they can act in the interests of your mortgage lender.

Your lawyer may not be able to carry out the legal work for your mortgage lender, because some banks and building societies are only happy to work with a restricted group of legal firms that pass strict standards.

If this is the case, the lender will probably need an alternative legal firm to carry out the legal work, and you will usually need to pay this substitute lawyer's costs. Adding another solicitor to the process can delay the whole purchase.

Setbacks can be caused by failing to check your solicitor's lender panel status.

Our conveyancing solicitors can carry out the legal work for all major and minor lenders.

Blaenau Gwent County Borough Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are carried out by Blaenau Gwent conveyancing solicitors in order to identify any wider issues that might reduce how much the property you are buying is worth.

Mortgagees will also require a list of searches to be applied for. Required searches will include:

  • Local Authority search - reveals planning applications, decisions and enforcement notices for planning breaches.
  • Drainage & Water search - identifies water mains and sewers. This search also addresses whether the maintenance for these is the owner's responsibility.
  • Environmental search - identifies risks within 500 metres of the property, including flooding subsidence. The search will also reveal nearby landfill sites and contaminated land.
  • Chancel repair liability - insurance is arranged to protect the buyer against any liability for local parish church repairs.

More specialised searches, such as a Crossrail search or a commons registration search, may also be recommended in the standard search results.

Blaenau Gwent County Borough Council has a typical delivery time of 19 weeks for Residential property searches, so your solicitor will instead order faster regulated searches.

Planning searches

Official Entries (or 'office copies') will also be obtained from HMLR by the conveyancing solicitor acting for the buyer. This will help to reveal any planning issues, such as discrepancies with the filed plan or that a restrictive covenant has been breached.

Blaenau Gwent County Borough Council Tax

The amount of council tax a homeowner in Blaenau Gwent will pay to Blaenau Gwent County Borough will depend on the property's value and the number of residents. E.g. for an average Band D home in Blaenau Gwent, the amount of council tax due would be £1,828 per year.

Blaenau Gwent conveyancing solicitors will inform the purchaser of the property's tax band once they are made aware.

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 may also apply, e.g. unoccupied properties undergoing major repairs or structural changes or where the property is uninhabitable.

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

Could you be overpaying?

Contact the VOA for more information on how to challenge your tax band:

Valuation Office Agency
Ty Rhodfa
Ty Glas Road
Llanishen
Wales
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 saw a reduction.

Stamp Duty on Blaenau Gwent properties

Given the complexity of the SDLT1 tax return form, only the brave would attempt to complete and file this with HM Revenue & Customs without a conveyancing solicitor's help.

If a house is valued at over £125,000, the homebuyer usually must pay SDLT.

Penalties for errors or late filing of the SDLT1 form can be as high as 30%. Quittance Conveyancing use integrated conveyancing case management system to ensure that SDLT is paid immediately after completion.

The following table illustrates SDLT examples for properties in Blaenau Gwent:

  Average sale price (2017) SDLT
Average price £99,026 £0.00
Average price (detached) £196,728 £1,434.56
Average new build £149,439 £488.78
Since 1st April 2016, buyers of second homes are subject to an SDLT surcharge of 3%, even if the property is not rented out. E.g. if a second home was bought for £99,026 then the SDLT including the surcharge would be £2,970.78. .

Stamp duty relief for first-time buyers in Blaenau Gwent

Since the budget announcement in Nov 2017, if you are a first-time buyer, you only pay stamp duty on property valued at over £300,000.

Blaenau Gwent conveyancing solicitors should confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Blaenau Gwent

New build site

Over 100,000 homeowners in the UK are trapped by leases with unreasonable terms. Numerous technical obstacles may be awaiting an uninformed purchaser, such as marriage value issues, increasing ground rents and sub-letting restrictions.

Poor leasehold guidance, from a solicitor with only freehold experience, can have serious consequences.

A expert conveyancing solicitor in Blaenau Gwent will consider potential leasehold issues, such as :

  • reviewing the lease
  • absent freeholders
  • service charge records from the last three years
  • type of leasehold (i.e. flat/shared ownership/long leasehold house)

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

Buying a 'New Build' property in Blaenau Gwent?

House being built

Based on local data sourced by the Land Registry, the average sale price of a new build home in Blaenau Gwent is £149,439. 9 new build homes were purchased in Blaenau Gwent last year.

A new-build conveyancing solicitor in Blaenau Gwent must be mindful of both local Blaenau Gwent considerations as well as new build-specific issues, such as handling structural guarantees, administering Help to Buy purchases and working with warranty providers such as NHBC Buildmark, LABC Warranty and Global Home Warranties.

Our new build conveyancing team are specialists in meeting short developer deadlines and new build purchases.

Blaenau Gwent Conservation areas

When acting for the purchaser of a property in Blaenau Gwent, a conveyancing solicitor will need to check whether the residential property is in a conservation area in Blaenau Gwent. If it is, the house will be affected by certain constraints. These constraints could include restrictions affecting frontal additions to the property such as a porch, restrictions on extensions normally within Permitted Development rights or restrictions on joinery colour choices.

If a property is in breach, the local council can require the new owner to revert the property to its earlier condition, even where the alterations were made by the previous owner.

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

Conveyancing - Selling a property in Blaenau Gwent

Conveyancing for a sale of a house or flat is much easier than for a purchase. The buyer conducts a full legal review into the property. In contrast, conveyancing solicitors in Blaenau Gwent acting for the vendor merely gathers together any pertinent information and replies to the solicitor's standard and additional enquiries .

What could go wrong?

Properties will often come with a series of legal problems (such as excessive ground rent or not having a building regulations completion certificate) which may threaten your home move.

It is better not to hide from the issue in the hope that any issues won't be spotted - a better course of action will be to talk to a professional, face the issues head on, and find a solution promptly.

Useful reading:

Read more sale conveyancing articles here.

Leasehold

Conveyancing for a leasehold flat or house is significantly more protracted compared to a freehold house.

Blaenau Gwent conveyancing solicitors will also carry out additional work, such as requesting the latest service charge and ground rent statement, through to a common parts fire risk assessment.

It is highly recommended that you contact a leasehold-specialist conveyancer as soon as possible, and potentially before going on the market, to reduce delays.

Can Quittance conveyancers act for the buyer and the seller in one transaction?

SRA rules ban a single conveyancing solicitor from acting on both sides in a house sale and purchase. A conveyancer who is regulated by the CLC, however, can act for both the buyer and the seller.

You could instruct a property solicitor firm in Blaenau Gwent to carry out your legal work, if one of our conveyancing solicitors is acting for the other side.

Local Blaenau Gwent conveyancing solicitor directory

  • Richards & Lewis Ltd, 19 Market Street, Ebbw Vale, Blaenau Gwent, NP23 6YH
  • Richards Thomas LLP, 37 Bethcar Street, Ebbw Vale, Blaenau Gwent, NP23 6HW
  • Gartsides, Equity Chambers, Market Street, Ebbw Vale, Blaenau Gwent, NP23 6HP
  • Richards Thomas LLP, 14 Commercial Street, Tredegar, Blaenau Gwent, NP22 3DH

Conveyancing - Remortgaging a property in Blaenau Gwent

The most common reason people remortgage is to lower their monthly repayments. Other reasons to remortgage include releasing capital to pay off other debts, or moving from a standard variable rate (SVR) to a fixed-rate.

An efficient conveyancing solicitor in Blaenau Gwent will complete the conveyancing quickly, and move you to the better rate sooner. With possible rate rises on the horizon, fast conveyancing can be a contributing factor to securing your preferred rate.

It is critical that your property lawyer can act for your chosen mortgage provider. Quittance Conveyancing are on all major lenders' panels. So whether you are switching to a 95% mortgage with the HSBC or to a repayment mortgage with the Skipton Building Society, we 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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