Award-winning No Move, No Fee conveyancing for Caldicot home movers
By Gaynor Haliday , Oct 12, 2018
Whether you are buying, selling or remortgaging a property and need conveyancing solicitors in Caldicot, our specialist no sale - no fee property lawyers can assist.
With 100% fixed conveyancing fees and a commitment to enhanced communication, we know how to keep you better informed throughout your move.
In the event that your move does not proceed our no sale no fee service means you will not have to pay any conveyancing solicitors' legal fees.
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Caldicot's most communicative conveyancing service
According to a Law Society poll, over 45% of the people who took part in the study stated that poor communication directly hindered the process.
Regulators of Caldicot conveyancing solicitors are heavily focussed on improving communication standards, and the consumer service directives of the Council for Licensed Conveyancers and the Law Society's CQS make specific reference to better communication standards.
Even so, inefficient communication remains one of the top 5 reasons complaints are made by homemovers.
Keeping you updated
Our Caldicot conveyancing solicitors offer the most informative and proactive property legal service in the UK. We strive to provide you with the answers you require 7 days a week, using the contact method of your choice:
- Cheapest Caldicot conveyancing solicitors fees
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- Weekend opening - Saturday (9am-1pm)
- Your lawyer's email address and DDI
- Stay in control of your case by SMS, phone and email
- Award-winning case management technology
Updated: October 12, 2018
Caldicot conveyancing solicitor fees
No Move, No Fee conveyancing in Caldicot
Conveyancing solicitor fees are the amounts you pay to conveyancing solicitors in Caldicot for the legal work for a home sale or purchase.
How are Caldicot conveyancing fees calculated?
Some conveyancing solicitors in Caldicot offer services on a cost per hour basis. Our conveyancers work on a guaranteed fixed conveyancing fee basis, with no hidden costs. Your quote sets out 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 solicitor fees you will also have to pay for 'disbursements'.
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 office copies and title plans or property searches.
How much will the total conveyancing fees in Caldicot cost?
While conveyancing fees in Caldicot will usually match prices elsewhere in the UK, the disbursements required can vary. As examples, council search fees will vary and specific extra searches, e.g. a flooding search, may be necessary.
For standard conveyancing transactions, the conveyancing fee we quote is the fee you pay. There are no hidden costs or nasty surprises with Quittance. Calculate the conveyancing fees for your move, with our conveyancing fees calculator: Click here
Conveyancing - Buying a property in Caldicot
"Caveat emptor", or "buyer beware", was a fundamental principle of property law in England and Wales. Following recent changes in the law, this principle no longer applies. However, a purchaser must still investigate the house or flat they plan to buy.
The Caldicot conveyancing solicitor will offer professional advice following their enquiries, assist in resolving any issues and ensure the title is transferred to the new owner.
This part of the article discusses elements of the legal process for conveyancing solicitors in Caldicot where greater expertise is important.
- Conveyancing solicitors in Abergavenny
- Conveyancing solicitors in Chepstow
- Conveyancing solicitors in Newport
- Conveyancing solicitors in Pontypool
- Conveyancing solicitors in Monmouthshire
Your Caldicot conveyancing solicitor must be lender-approved
Before selecting a conveyancing solicitor in Caldicot, it is vital that you check that they are on the approved panel of your chosen lender, whether you are obtaining a mortgage from the HSBC, the Coventry Building Society or any other lender.
Most mortgage lenders are only prepared to work with a restricted group of legal firms. If a conveyancer is not on the panel of your chosen lender, the lender will need a different legal firm to complete the legal work.
The purchaser will usually need to pay this alternate solicitor's fees and significant delays to your move could occur.
Quittance Conveyancing can act on behalf of all mortgage providers.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Monmouthshire Council searches
Residential property searches are applied for by Caldicot conveyancing solicitors to help identify issues that might possibly undermine the value of your house or flat.
Mortgage lenders also usually require property searches to be applied for. Required searches will include:
- Local Authority (LA) search - contains information about the property and surrounding area held by Monmouthshire Council
- Environmental search - reveals contaminated land, landfill sites and flooding or subsidence within 500m of the property.
- Drainage & Water search - includes the position of water mains and sewers, and whether the local authority is responsible for their maintenance.
- Chancel repair liability - describes the insurance to protect against any liability to the local parish for repairs.
Buyers will be informed if your mortgage lender insists on any more searches, for example a highways authority search or an agricultural search.
The typical turnaround time for Local Authority searches provided by Monmouthshire Council is 14 weeks, so your lawyer will advise using faster personal searches.
The buyer's conveyancing solicitor will request office copies from HMLR. This will help to highlight potential planning issues, such as right of access issues or outbuildings missing from the title plan.
Monmouthshire Council Council Tax
As a homeowner in Caldicot, 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. For instance the occupier of a Band E residential property in the Monmouthshire Council area would pay annual council tax of £1,881.
Conveyancing solicitors in Caldicot will inform the purchaser of the property's tax band once they are made aware.
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 £1,411.
Other discounts and exemptions may also apply, for example unoccupied properties undergoing major repairs or where an occupation is prohibited by law such as a compulsory purchase order.
|Band||Monmouthshire Council Tax (2018)|
Is it possible to appeal?To challenge your banding contact:
Valuation Office Agency
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property.
Stamp Duty on Caldicot properties
The normal process is for the conveyancing solicitor to complete the SDLT administration. Buyers can complete the SDLT1 themselves but it is not recommended due to the complexity of the form and because there may be penalties for underpayment.If the purchase price of your new home is over the £125k threshold (excluding 'chattels' or 'fixtures and fittings'), the stamp duty becomes chargeable.
Quittance use smart case management systems to make sure that mistakes are not made on the stamp duty process.
See stamp duty examples for properties in Caldicot:
|Average selling price (2017)||Stamp Duty Land Tax|
|Average price (detached)||£300,448||£5,022.40|
|Average new build||-||-|
Stamp duty relief for first-time buyers in Caldicot
As from 11/17, first-time buyers will not have to pay any stamp duty if the purchase price is below £300,000. If you are buying a second home for over £40,000 then you will have to pay a stamp duty surcharge of 3%. Following the example above, if a homeowner bought a second property in Caldicot for the average price of £228,020 the SDLT would be £11,401.00.
Caldicot conveyancing solicitors should ensure the correct calculation is made.
Buying a flat? Leasehold conveyancing in Caldicot
The possible drawbacks of buying a leasehold property in the UK are recognised. There are many legal issues that may be lying in wait for an uninformed buyer, such as:
- increasing ground rents
- unpaid service charges by the existing leaseholder
- leases with fewer than 80 years to run
If you are planning to purchase a property with a lease, a experienced conveyancing solicitor in Caldicot will address aspects of leasehold, for example sometimes ancient and arcane lease documents, managing agent or landlord enquiries and service charges, ground rents and buildings insurance arrangements.
Make sure that you are fully-informed regarding your planned purchase - Call Quittance Conveyancing's leasehold conveyancing solicitors on 0800 612 0377.
Buying a 'New Build' property in Caldicot?
The average value of a new build property in Caldicot is -, (HM Land Registry data). - new build houses and flats -.
The legal side of acquiring a new build is more involved than any other type of conveyancing. Therefore a conveyancing solicitor in Caldicot must be aware of local Caldicot factors and should investigate several key issues, including dealing with failures to arrange warranty provider inspections and handling initial Land Registry registration.
Our highly qualified team of conveyancers are specialists in ensuring that new build contracts favour the client as much as possible and working to tight developer deadlines.
Monmouthshire Conservation areas
When acting for the buyer of a home in Caldicot, a conveyancing solicitor will confirm whether the house is in a conservation area in Caldicot. If it is, the home could be affected by certain conditions. Called Article 4 directions, these conditions can include:
- Restrictions on the addition of a porch
- Possible 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.
Your conveyancing solicitor will confirm whether the property you are buying is located in one of Caldicot's conservation areas.
Conveyancing - Selling a property in Caldicot
Conveyancing for a sale of a house or flat is much simpler than for a purchase. When property changes hands, the responsibility lies with the purchaser to establish that the title of the property they are buying does not have any legal issues.
When selling, conveyancing solicitors in Caldicot acting for the person selling just answer any enquiries made by the buyer's solicitor.
What could go wrong?
Frequently occurring issues, such as not having a building regulations completion certificate, can easily delay the sale process.
Don't put off finding a solution and hope the buyer's solicitor won't notice, instead talk to a professional, square up to the issue(s), and find a solution as soon as you can.
- Selling a Green Deal property? What you need to know
- The Essential Conveyancing Guide for Sellers in 2018
- Dispute with a freeholder? What to do before selling your home
Read more helpful advice for sellers here.
The legal work for a leasehold property is significantly more specialised than it is for a freehold home.
The complex nature of leasehold property means that conveyancing solicitors in Caldicot must carry out additional work, which could include requesting the latest service charge and ground rent statement, through to a copy of the building's asbestos survey (if required).
Sellers are advised to instruct a conveyancer as soon as the decision is made to sell to mitigate (somewhat inevitable) leasehold delays.
What if you are already acting for the other side?
A CLC-regulated conveyancer can act for both the buyer and the seller. However, SRA rules restrict the same solicitor from acting on both sides in a property sale and purchase.
You could contact a property solicitor firm in Caldicot to undertake your conveyancing, if a Quittance conveyancing solicitor is carrying out the legal work for the other side.
Local Caldicot conveyancing solicitor directory
- Twomlows, 20 Newport Road, Caldicot, Monmouthshire, NP26 4BQ
- Averil Wakeham, 170 Newport Road, Caldicot, Gwent, NP26 4AA
- Nutter & Richards Solicitors, 89 Treetops, Portskewett, Caldicot, Monmouthshire, NP26 5RT
Conveyancing - Remortgaging a property in Caldicot
Although there are many reasons to remortgage, homeowners will generally remortgage a home to lower their monthly repayments.
You can benefit from a better rate sooner by using a more proactive conveyancing solicitor in Caldicot, reducing the time the conveyancing takes to complete. With the base rate set at 0.5% (May 2018), fast conveyancing can be a critical factor in securing the rate you want.
A property lawyer will act for both you and your new bank or building society to confirm the lender's investment is secured and the HM Land Registry is notified of the lender's charge over the property.
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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