Updated: October 12, 2018

Bridgend conveyancing solicitor fees

No Move, No Fee conveyancing in Bridgend

Conveyancing solicitor fees are the amounts you pay your Bridgend conveyancing solicitor for the legal work associated with moving home.

Are Bridgend conveyancing fees and costs fixed?

We work on a fixed No Sale, No Fee basis with no hidden extras, unlike some other conveyancing solicitors in Bridgend who carry out the legal work on a price per hour basis. Your quote will set out all fees and other costs you will be charged when your house or flat sale completes.

Are there any other costs?

In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.

Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client, such as managing agent information or bankruptcy searches.

See: A guide to conveyancing fees, costs and disbursements

How much will conveyancing in Bridgend cost in total?

Though conveyancing fees in Bridgend will usually match prices elsewhere in the UK, there may be some variation in certain disbursements. For example, additional region-specific searches, such as a flooding search, may be needed and council search fees will vary.

There are no hidden fees or nasty surprises with Quittance Conveyancing. For a standard home 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 Bridgend

As a key part of the legal work for a property purchase, a conveyancing solicitor in Bridgend will look into the property's title and report back in detail to the buyer and the lender.

The property lawyer will give advice following their enquiries, help with resolving any problems and make sure that the title is registered in the name of the new buyer.

The following considers those parts of the buying process for conveyancing solicitors in Bridgend where specialist conveyancing skills may be needed.

Your Bridgend conveyancing solicitor must be lender-approved

Before choosing a Bridgend conveyancing solicitor, it is paramount that you confirm that they can act in the interests of your chosen lender, whether you are taking out a mortgage from New Street Mortgages, Virgin Money or any other lender.

A lot of mortgage lenders only accept a restricted group of law firms that pass strict standards. If your conveyancer can't act for your chosen lender, the lender will probably need an alternative legal firm to act in their interests.

The home buyer will usually need to pay this alternate solicitor's fees and the conveyancing process could take much longer.

Setbacks can arise if you do not check your property lawyer's lender panel status.

Quittance Conveyancing are approved to act for all banks and other lenders.

Searches (Bridgend County Borough Council)

Property searches (sometimes referred to as 'conveyancing searches') are submitted by Bridgend conveyancing solicitors to help identify planning, development and environmental issues that might compromise how much your home is worth.

Lenders also need to see a list of searches to be purchased. Required searches will include:

  • Local Authority (LA) search - planning and development details from Bridgend County Borough Council records
  • Environmental search - identifies nearby landfill and contaminated land sites (within 500 metres), and if there has been any historic flooding or mining subsidence.
  • Drainage & Water search - covers the location of water pipes and drains, and reveals if the upkeep for these falls on the owner or local council.
  • Chancel repair liability - involves the potential liability owed by the owners of certain property to pay for local parish church repairs. Insurance can be arranged to cover this risk.

Further searches, such as a more detailed flood report or a more detailed plan search, may also be recommended in the initial search results.

Homebuyers should expect to wait roughly 12 weeks for LA searches provided by Bridgend County Borough Council. Your solicitor will instead apply for personal searches, which are usually faster.

Planning permissions

Your conveyancing solicitor will get an Official Copy of the Title Register from the Land Registry, assisting with the identification of any potential issues. Examples of these include the breach of a restrictive covenant or a difference between the agent's floorplan and the title plan.

Bridgend County Borough Council Council Tax

Bridgend County Borough Council calculate council tax on Bridgend homes based on the number of occupants and the historic value of the property (as valued at 1 April 1991). For instance a house in the Bridgend County Borough Council area in Band B would pay £1,303 per annum.

A conveyancing solicitor in Bridgend will inform a purchaser of the property's tax band once they are themselves notified.

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 £978.

Other discounts and exemptions could also apply, for example if the property is a second home then a 10% discount will be applied or properties awaiting grant of probate.

Band Bridgend County Borough Council Tax (2018)
A £1,117
B £1,303
C £1,490
D £1,676
E £2,048
F £2,421
G £2,793
H £3,352
I £3,910

Is it possible to appeal?

To appeal contact:

Valuation Office Agency
Government Buildings
Picton Terrace
Carmarthen
Wales
SA31 3BT

A property owner can also apply for their property to be reassessed.

Stamp Duty on Bridgend properties

With some exceptions, if you buy a property over the £125k threshold you will have to pay SDLT. SDLT is paid to HMRC and the purchaser's conveyancing solicitor will ensure that the tax return process is carried out.

Quittance use smart case management systems to ensure that mistakes are not made on the SDLT process.

See examples for typical local properties:

  Average selling price (2018 to date) Stamp Duty
Average price £159,012 £680.24
Average price (detached) £231,374 £2,127.48
Average new build £315,500 £5,775.00
Following the autumn statement, second home buyers must pay a higher rate of 3%. So if a second home was bought for £159,012 then the stamp duty total will be £7,950.60.

Stamp duty relief for first-time buyers in Bridgend

In 2017, the Chancellor announced that first-time buyers would be exempt from paying stamp duty on homes below £300,000.

Bridgend conveyancing solicitors should confirm their client pays the right amount.

Buying a flat? Leasehold conveyancing in Bridgend

New build site

It is not recommended to buy a leasehold home without knowing what you are getting into. The many potential problems awaiting an uninformed buyer can include:

  • reversionary interests
  • spiralling ground rents
  • costly and undisclosed major works
  • unfair clauses in the lease
Erroneous leasehold advice, from an inexperienced property lawyer, could lead to serious consequences.

If you intend to buy a leasehold property, a competent conveyancing solicitor in Bridgend will consider potential leasehold issues, e.g. checking the lease itself, absent freeholders and ground rents and service charges.

Make sure that you are fully-informed regarding your planned purchase with Quittance Conveyancing's leasehold conveyancing solicitor team.

Buying a 'New Build' property in Bridgend?

New build building site

According to Land Registry data, the average purchase price of Bridgend new builds is £315,500. 2 new build properties have been bought in Bridgend in 2018 so far.

Buying a new build home can be complicated compared to other types of conveyancing. To prevent difficulties arising a Bridgend conveyancing solicitor should be mindful of local issues and must check a range of issues, including investigating developer incentives and handling withdrawal under the Consumer Code for Housebuilders.

Our specialist team of new build conveyancers deliver an expert appraisal of the property's legal status, with a close eye on concerns like the home's future resaleability and 'doubling' ground rent and service charges (where applicable).

Conservation areas in Ceredigion

Whether you are a fan of Georgian, Edwardian or even Brutalist architecture, moving into a conservation area should mean that the street's character will not drastically alter. However, conservation area restrictions will affect your house.

These restrictions can include:

  • Restrictions on the use of cladding
  • Restrictions on joinery colour choices
  • Restrictions on extensions even if within Permitted Development rights

The new owner could be ordered to pay for necessary changes to bring a property in line with current regulations, 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 Bridgend.

Conveyancing - Selling a property in Bridgend

The conveyancing process on a house sale is less complicated than for a property purchase. With a purchase, caveat-emptor' means that the onus lies entirely with the buyer to validate that the home they are buying can be mortgaged and is free from legal issues.

On the other side of the transaction, conveyancing solicitors in Bridgend acting for the current owner effectively just answer the purchaser's enquiries.

What can you do to improve the odds of your sale going through?

Hurdles, like not having appropriate warranties, could delay your move if not handled appropriately.

Generally speaking, you should face any such problems head on and fix them.

Useful reading:

Read more sale conveyancing articles here.

Leasehold conveyancing for a sale

The legal work for a leasehold flat is significantly more technical than for a freehold house.

The complex nature of leasehold property means that conveyancing solicitors in Bridgend will usually undertake additional tasks, and this could include requesting the latest service charge and ground rent statement, through to any documents pertaining to a variation of the terms of the lease.

In order to resolve any leasehold problems faster, it is strongly advised that you instruct a lawyer as soon as the property is marketed, if not before,.

Can your conveyancing solicitors act for the buyer and the vendor of the same house?

Conveyancers regulated by the CLC can act for both parties. However, Solicitors Regulation Authority rules restrict a single conveyancing solicitor from working on behalf of both sides in a property sale.

You may want to instruct a property solicitor firm in Bridgend to carry out your legal work, if we are acting for the other side.

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Conveyancing - Remortgaging a property in Bridgend

The most common reason people remortgage is to get a more affordable interest rate. Other reasons to remortgage include moving from a tracker to a fixed-rate, or releasing funds to help kids get on the property ladder.

Homeowners can enjoy the benefits of a lower rate faster by using a more efficient conveyancing solicitor in Bridgend, minimising the time taken to complete the conveyancing. With the base rate now at 0.5% (May 2018) and rate rises hard to predict, fast conveyancing can be a critical factor in getting on to the rate you want.

It is crucial that your property lawyer can act on behalf of the new mortgage lender. Quittance Conveyancing are on the panel for all major UK lenders. So no matter whether you are changing to a lifetime tracker mortgage with RBS or to a variable-rate mortgage with the Bank of Ireland, 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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