Updated: October 12, 2018

Brecon conveyancing solicitor fees

No Move, No Fee conveyancing in Brecon

Conveyancing solicitor fees are what you pay your Brecon conveyancing solicitor for handling the legal work for your move.

How are Brecon conveyancing fees calculated?

Some conveyancing solicitors in Brecon carry out the legal work on a price per hour basis, and other firms will work for a fixed fee ('No Move, No Fee'). Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden fees. Your conveyancing quote will explain all fees and disbursements you will need to pay when your sale or purchase completes.

Are there any other costs in addition to conveyancing fees?

On top of the conveyancing fees you will also need to budget for 'disbursements'.

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

See: A guide to all conveyancing fees

How much will the total conveyancing fees in Brecon cost?

Whilst conveyancing fees in Brecon will be the same as anywhere else in the country, there may be some variation in certain disbursements. For example, Local Authority Search fees can vary and specific extra searches, such as a mining search, may be necessary.

There are no hidden costs or nasty surprises with Quittance. For a standard conveyancing transaction, the fees we quote are the fees you pay. To calculate the conveyancing fees for your move, try our conveyancing fees quote calculator: Click here

Quittance's fees were cheaper - less than half the Estate Agent's recommended solicitor's fees

Conveyancing - Buying a property in Brecon

The conveyancing for the purchase of a house or flat requires a Brecon conveyancing solicitor to consider a wide range of issues. Examples of such issues are defective property title and the future saleability of the property.

The purchaser's solicitor will report their findings back to the purchaser and their mortgage lender, iron out any legal issues and register the new owner's title at the Land Registry.

This article discusses those areas of the legal process for conveyancing solicitors in Brecon that need specialised skills.

Your Brecon conveyancing solicitor must be lender-approved

Before you appoint a Brecon conveyancing solicitor, you need to check that they can act for your chosen lender, whether you are getting a mortgage from Scottish Widows, Allied Irish Bank or any other lender.

Your conveyancer may not be able to carry out the legal work on behalf of your chosen lender, because some lenders will only work with a selected list (their 'panel') of firms that have achieved certain benchmarks.

If this is the case, the lender will probably require a different law firm to act in their interests, and you will be expected to pay this substitute solicitor's costs. This means the transaction could be delayed.

Neglecting to check your conveyancing lawyer's lender panel status can mean serious delays.

Our conveyancing solicitors are approved to act for all lenders.

Powys County Council searches and other searches

Property searches (sometimes referred to as 'conveyancing searches') are enquiries made of government bodies by Brecon conveyancing solicitors to identify information and potential issues affecting your planned purchase. They include:

SearchDescription
Local Authority (LA) searchincludes the LLC1 and CON29 which includes whether there are any proposed road schemes within 200m
Drainage & Water searchidentifies the location of sewers and water mains, and will confirm whether these are maintained by the local council.
Environmental searchcovers environmental issues within 500m of the property, including flooding, mining subsidence and the proximity of landfill and contaminated land sites.
Chancel repair liabilitydescribes the insurance to protect against any liability to the local parish for repairs.

More pertinent searches, such as a more detailed flood report or a more detailed environmental report, may also be recommended in the standard searches.

Powys County Council has a usual turnaround time of 15 weeks for searches, so your lawyer will advise using faster personal searches.

Planning documents

The conveyancing solicitor acting for the buyer will also obtain official entries from the Land Registry. This will help to highlight potential planning issues. Examples of these include the breach of a restrictive covenant or errors on the title plan.

Powys County Council Council Tax

Powys County Council calculate your council tax based on a number of criteria that include the size and character of the property and the assessed value of the property in April 1991. The occupier of a property in Tax Band B, for example, would owe annual council tax of £1,144.

A conveyancing solicitor in Brecon will inform a buyer of the property's band once they have the Local Authority search results.

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 £858.

Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or if the property is a 'granny annexe'. Newer homes are assessed by the Valuation Office Agency (VOA) and allocated a banding.

Band Powys County Council Tax (2018)
A £980
B £1,144
C £1,307
D £1,471
E £1,797
F £2,124
G £2,451
H £2,941
I £3,431

Are you paying more than you should?

To challenge your banding contact:

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

A property owner can also ask for their property to be reassessed, and a refund may be due if the property is awarded a lower band.

Stamp Duty on Brecon properties

Doing the SDLT1 form in order to pay stamp duty is a daunting prospect for a layperson.

The current SDLT threshold is £125,000 in England, Wales and Northern Ireland.

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.

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

  Average sale price (2017) Stamp Duty Land Tax
Average price £214,982 £1,799.64
Average price (detached) £276,090 £3,804.50
Average new build £199,975 £1,499.50

Stamp duty relief for first-time buyers in Brecon

Since Nov 2017, first-time buyers only need to pay stamp duty on homes valued over £300k. Higher rates of SDLT apply to buyers of second residential property in the form of a higher SDLT rate of 3%. Following the example above, if a homeowner bought a second property in Brecon for the average price of £214,982 the SDLT would be £10,749.10.

Conveyancing solicitors in Brecon will confirm their client pays the correct amount.

Buying a flat? Leasehold conveyancing in Brecon

New build site

It is estimated that in excess of 100,000 UK property owners have property leases with unreasonable terms. The many potential traps lying in wait for the unsuspecting buyer can include unreasonable ground rents and short leases.

Severe consequences can result from a solicitor's failure to advise you correctly regarding your planned leasehold purchase.

If you intend to purchase a property with a lease, a experienced conveyancing solicitor in Brecon will investigate aspects of the leasehold purchase, for example :

  • reviewing the lease itself (some leases are over 100 years old)
  • managing agent or landlord enquiries
  • ground rents and service charges
  • proceedings threatened against the freeholder under Part 2 of the Commonhold and Leasehold Reform Act 2002

Make sure that you are fully-informed regarding your decision to buy a leasehold property thanks to our specialist leasehold conveyancing solicitors.

Buying a 'New Build' property in Brecon?

New build building site

Based on local data sourced by the Land Registry, 8 new builds were purchased in Brecon last year. The average sale price of new build properties in Brecon is £199,975.

A new-build conveyancing solicitor in Brecon will need to be aware of both local Brecon issues as well as the added complexities associated with new build, e.g. confirming right of way over drains and sewers and advising on mortgage offer flexibility for delayed completion.

Our highly qualified team of conveyancers specialise in new build purchases and working to developer exchange timeframes.

Powys Conservation areas

When acting for the purchaser of a property in Brecon, a conveyancing solicitor will need to check whether the property is in a conservation area in Brecon. If it is, the home could be affected by specific restrictions. These restrictions, referred to as Article 4 Directions, can include anything from restrictions preventing the addition of frontal sloping rooflights, to general restrictions governing the use of unsympathetic materials.

The local council can order any non-compliant alterations to a property to be changed or removed.

Your Quittance conveyancing solicitor will confirm if the property you are purchasing is located in a conservation area in Brecon.

Conveyancing - Selling a property in Brecon

The legal side of a sale of a home is much easier than for a purchase. For a house purchase, the principle of 'buyer beware' means that the onus is on the buyer to establish that the title of the property is legally sound.

When selling, conveyancing solicitors in Brecon acting for the person selling for the most part just answer the buyer's solicitor's questions.

What could put your sale at risk?

A property will frequently have a series of problems (e.g. having right or way issues (such as being landlocked)) that have the capacity to threaten the completion of a sale.

Don't put off finding a solution as solicitors are trained to unearth any such issues - get advice instead and deal with it at the earliest stage.

Further reading:

Read more conveyancing advice for sellers.

Leasehold conveyancing for a sale

The conveyancing process for a leasehold flat or house is much more specialised than for a freehold house.

Conveyancing solicitors in Brecon will also carry out additional work, and this could include sourcing the most recent annual service charge accounts, through to a copy of the lease.

To speed up the leasehold conveyancing process, it is strongly advised that the vendor contacts a lawyer with leasehold experience as soon as possible, and ideally before going on the market,.

What if you are already acting for the other side?

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

You may wish to contact a law firm in Brecon to undertake your legal work, if one of our conveyancing solicitors is doing the legal work for the other side.

Local Brecon conveyancing solicitor directory

  • Keppe Rofer, 11 Ship Street, Brecon, Powys, LD3 9AD
  • Richards Thomas LLP, 1 Steeple Lane, Brecon, Powys, LD3 7DJ
  • The Woodland Davies Partnership LLP, 31/32 High Street, Brecon, Powys, LD3 7AN
  • Cbs Law, 4b Lion Yard, Brecon, Powys, LD3 7BA
  • Jeffreys & Powell, 4, Lion Street, Brecon, Powys, LD3 7AU

Conveyancing - Remortgaging a property in Brecon

By far the most common reason people remortgage is to lower their monthly repayments. There are also a number of other reasons to think about remortgaging, such as funding a one-off purchase, or getting on to a new fixed-rate deal.

A good conveyancing solicitor in Brecon can reduce the remortgage processing time, and move you to the better rate sooner. With possible rate rises on the horizon, fast conveyancing can play a key role in getting on to the rate you want.

The property lawyer will act for both you and the new lender to certify the mortgage provider's interests are protected.

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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