Updated: October 12, 2018

Caerphilly conveyancing solicitor fees

No Move, No Fee conveyancing in Caerphilly

Conveyancing solicitor fees are the costs you pay to conveyancing solicitors in Caerphilly for the legal work associated with moving home.

Are Caerphilly conveyancing fees and costs fixed?

We work on a fixed No Move, No Fee basis with no nasty surprises in the small print, unlike some other conveyancing solicitors in Caerphilly who carry out the legal work on a fees per hour basis. Your conveyancing quote will set out what fees you will need to pay when your sale or purchase goes through.

Besides conveyancing fees, what other costs are there?

In addition to conveyancing solicitor 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 Stamp Duty Land Tax (SDLT) or indemnity insurance.

See: Complete list of conveyancing fees and disbursements

How much will the total Caerphilly solicitor conveyancing fees be?

While conveyancing fees in Caerphilly will be the same as anywhere else in the country, there can be variation in the disbursements required. As examples, council search fees will vary and specific extra searches, such as transport searches, may be necessary.

With Quittance Conveyancing, there are absolutely no hidden costs. For a standard sale or purchase, the conveyancing fee we quote is the fee you pay. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here

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

Conveyancing - Buying a property in Caerphilly

The legal work for a home purchase requires the Caerphilly conveyancing solicitor to consider a wide range of issues. Examples of such factors can range from a defective title (e.g. missing easements) to the future saleability of the property.

The buyer's lawyer will feed the results of their enquiries back to the purchaser, deal with any legal issues and register the title in the new owner's name.

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

Your Caerphilly conveyancing solicitor must be lender-approved

Whether you are taking out a mortgage from the Co-operative Bank, Paratus AMC or any other lender, before appointing a conveyancing solicitor in Caerphilly it is critical that you make sure that they can represent your mortgage lender.

The majority of lenders are only prepared to work with a restricted group of legal firms. If a solicitor can't act for your mortgage lender, the lender will require a second firm to act in their interests.

The buyer will then have to cover this substitute solicitor's fees, and weeks could be added to the conveyancing process.

Neglecting to check the lender panel status of your solicitor can frustrate the process.

Our conveyancing solicitors can act for all mortgage providers.

Caerphilly County Borough Council searches and other searches

Residential property searches are enquiries made of public bodies by Caerphilly conveyancing solicitors to identify information and potential issues affecting your new home. They include:

  • Local Authority (LA) search - contains information about the property and surrounding area held by Caerphilly County Borough Council
  • 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 - identifies whether the owner or local authority must pay for the maintenance of water mains and sewers
  • Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.

Further searches, such as an HS2 search or a mining search, may also be advised in the standard search results.

The average lead time for LA searches obtained from Caerphilly County Borough Council is 9 weeks. Faster personal searches (as opposed to official LA searches) will therefore be recommended.

Finding planning permissions

The conveyancing solicitor acting for the buyer will obtain the Title Register from HMLR. This will help to expose any planning issues, such as that a restrictive covenant has been breached or outbuildings lying outside the boundary.

Caerphilly County Borough Council Council Tax

As a homeowner in Caerphilly, the applicable rate of council tax will vary depending on the value of the home (as assessed in 1991) and the number of people living in it. The occupier of a property in Tax Band E, for example, would owe annual council tax of £1,600.

Caerphilly conveyancing solicitors will inform the 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 £1,200.

Other discounts and exemptions may also apply, for example if the property is a second home then a 10% discount will be applied or where the property is a hall of residence. The Valuation Office Agency assess bandings for new build homes, and where the owner has requested a revaluation.

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

Are you about you buy a home in the wrong council tax band?

A homeowner can challenge the council tax band after moving in. Between April 2016 and April 2017, 20 council tax challenges were made, and 10 saw a subsequent reduction. To appeal contact:

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

Stamp Duty on Caerphilly properties

If your home costs more than £125,000 then you will have to pay SDLT. It is the responsibility of the buyer's conveyancing solicitor to handle the tax return process for the purchase.

Quittance Conveyancing's case management system ensures that the complex SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.

The following table illustrates Stamp Duty Land Tax examples for average properties in Caerphilly:

  Average sale price (2017) SDLT
Average price £140,110 £302.20
Average price (detached) £233,367 £2,167.34
Average new build £242,724 £2,354.48
If you already own another property or share in a property you will be subject to a higher SDLT rate of 3%. E.g. if a second property was bought for £140,110 then the SDLT including the surcharge would be £7,005.50. .

Stamp duty relief for first-time buyers in Caerphilly

For first-time buyers, stamp duty is only payable on purchases over £300k.

Caerphilly conveyancing solicitors will confirm the right tax is paid.

Buying a flat? Leasehold conveyancing in Caerphilly

New build site

It has been recently reported that over 100,000 UK property owners face leases with unreasonable terms. The numerous common problems awaiting the unsuspecting buyer can include doubling ground rents and incomplete management company accounts.

Misguided leasehold advice, from a conveyancer with limited leasehold experience, could have serious financial consequences.

If you are planning to purchase a leasehold home, a competent conveyancing solicitor in Caerphilly will address aspects of leasehold, for example possible service charge shortfalls, reserve funds and dealing with freeholders.

Make sure 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 Caerphilly?

House being built

According to data gathered by HMLR, the average value of Caerphilly new build properties is £320,000. 1 new build houses and flats have been bought in Caerphilly in 2018 so far.

Purchasing a new build home can be more complex than any other type of conveyancing. To prevent difficulties arising a conveyancing solicitor in Caerphilly needs to be aware of local Caerphilly factors and should consider a range of factors, like dealing with fast exchange timeframes and ensuring new estate roads are adopted.

Our award-winning conveyancing team are specialists in helping new build purchasers obtain the best possible terms and working to tight developer deadlines.

Conservation areas in Caerphilly

When acting for the purchaser of a property in Caerphilly, a conveyancing solicitor will confirm whether the residential property is in one of Caerphilly's conservation areas. If it is, the property could be affected by certain restrictions. These restrictions, referred to as Article 4 Directions, can include restrictions on the removal of front boundary walls, railings or fences, restrictions on the use of cladding or restrictions on side or 2 storey extensions.

The local authority can order any non-compliant alterations to a property to be changed or removed, such as removing a satellite dish.

Your conveyancing solicitor will confirm whether the property you are buying is located in one of Caerphilly's conservation areas.

Conveyancing - Selling a property in Caerphilly

The conveyancing process on a sale of a home is less complicated than when buying. With a property purchase, caveat-emptor' means that the onus is solely on the buyer to verify that the home they are buying is mortgageable and free from legal issues.

On the other side of the transaction, conveyancing solicitors in Caerphilly acting for the existing owner need only answer any enquiries made by the buyer's solicitor.

What could jeopardise your sale?

A property can face potential roadblocks (such as having a defective lease) that can derail a sale.

It is generally a good idea that vendors address any such problems immediately.

Further reading:

Read more sale conveyancing articles here.

Leasehold

Conveyancing for a leasehold property is much more specialised in comparison with a freehold house.

Leasehold complexity involves additional tasks on the part of conveyancing solicitors in Caerphilly, which could include getting the latest service charge and ground rent statement, through to details of any slush fund for property maintenance.

It is recommended that you instruct a leasehold expert as soon as an estate agent is chosen to help contain and resolve any delays.

Can your conveyancing solicitors act for both the buyer and the seller of the same home?

CLC-regulated conveyancers can act for both sides. However, Solicitors Regulation Authority rules prevent a single conveyancing solicitor from working on behalf of both sides in a house sale and purchase.

You can contact a property solicitor firm in Caerphilly to handle your legal work, if a Quittance solicitor is acting for the other side.

Local Caerphilly conveyancing solicitor directory

  • Caswell Jones, Portcullis House, 18 Cardiff Road, Caerphilly, CF83 1JN
  • Howells Legal Limited, 72-74 Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1JQ
  • Costley & Partners Solicitors, 93, Cardiff Road, Caerphilly, Mid Glamorgan, CF83 1WS
  • Jcp Solicitors Limited, Ty Cennydd, Castle Street, Caerphilly, CF83 1NZ
  • Evans & Greaves Ltd, 5 Piccadilly Square, Caerphilly, Mid Glamorgan, CF83 1PB

Conveyancing - Remortgaging a property in Caerphilly

Homeowners remortgage a home for all sorts of reasons, for example releasing capital, or moving from a tracker to a fixed-rate. The main reason, however, is simply to get a better rate.

Homeowners can appreciate the benefits of a better rate sooner by using a more proactive conveyancing solicitor in Caerphilly, reducing the time the conveyancing takes to complete. With rate rises hard to predict, fast conveyancing can be a key consideration when getting on to the rate you want.

In order to certify that the lender's interests are safeguarded, the property lawyer handling your remortgage will need to act for both you and the 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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